14051 NE 45th Pl · Williston Highlands, FL 32696

$99,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 91 Days on market

Built 1993 0.52 ac lot Est $118k · 16% under

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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 +30.0/30.0
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Great investment opportunity! A fixer-upper 2/2 1993 single wide on over 1/2 an acre in a quiet neighborhood between Bronson and Williston.

Key facts

• 0.52 acre lot
• Parking
• Built 1993

Property features AI

Finance

• Other: Zoned RR; Has one well and one septic; Universal property identifier on record; Third-party listing
• HOA & community: No homeowners association reported; No CDD

Exterior

• Parking: Carport with 1 space
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Electricity available
• Home design: Manufactured home (single wide); One story; Facing south; Fixer condition; Homestead eligible
• Construction: Metal roof; Other construction materials; Pillar/post/pier foundation; Built on a 0.52-acre lot (approximately 1/2 acre)
• Exterior features: Storage; Dirt road access; Publicly maintained road

Interior

• Kitchen: Other appliances (unspecified)
• Bedrooms: 2 bedrooms
• Flooring: Other flooring (unspecified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: No notable interior features reported; Partially furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 5.9% in Williston Highlands — 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 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: 358 active listings in the ZIP; 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $99k implies a 120% 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 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 1.64% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.16%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $118,272
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4485 NE 140th Ct	0.07mi	2/1.5	888 (-4%)	14mo	$65,000	$73	77
14161 NE 49th Ln	0.48mi	3/2.0 (+1)	952 (+3%)	4mo	$122,000	$128	64
5030 NE 143rd Ave	0.57mi	2/2.0	924 (0%)	12mo	$118,000	$128	64
14151 NE 49th Ln	0.47mi	3/2.0 (+1)	958 (+4%)	6mo	$129,000	$135	62
4890 NE 141st Ave	0.36mi	2/2.0	868 (-6%)	17mo	$173,000	$199	59

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $23,928
• Equity at exit: $14,761

10-year hold

• IRR: 29.3%
• Equity multiple: 3.61×
• Total profit: $72,319
• Equity at exit: $8,560

Cash invested: $27,720 (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: 358
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $627

Break-even live

Break-even rent $827

Max offer price $99,000

Occupancy floor 56%

Sensitivity live

Price	-10% $684	-5% $656	+0% $627	+5% $599	+10% $571
Rent	-10% $499	-5% $563	+0% $627	+5% $692	+10% $756
Rate	-1.0pp $677	-0.5pp $653	base $627	+0.5pp $602	+1.0pp $576

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $99,000 Active 91 DOM
2. 2026-06-17
   days on market $99,000 Active 90 DOM
3. 2026-06-16
   days on market $99,000 Active 89 DOM
4. 2026-06-15
   days on market $99,000 Active 88 DOM
5. 2026-06-14
   days on market $99,000 Active 86 DOM
6. 2026-06-13
   days on market $99,000 Active 85 DOM
7. 2026-06-10
   days on market $99,000 Active 83 DOM
8. 2026-06-09
   days on market $99,000 Active 82 DOM
9. 2026-06-08
   days on market $99,000 Active 81 DOM
10. 2026-06-07
    days on market $99,000 Active 80 DOM
11. 2026-06-05
    days on market $99,000 Active 77 DOM
12. 2026-06-03
    days on market $99,000 Active 76 DOM
13. 2026-06-02
    days on market $99,000 Active 75 DOM
14. 2026-06-01
    days on market $99,000 Active 74 DOM
15. 2026-05-31
    days on market $99,000 Active 73 DOM
16. 2026-05-30
    days on market $99,000 Active 72 DOM
17. 2026-04-30
    price $99,000
18. 2026-03-19
    listed $115,000 Active
19. 2009-11-05
    soldstatus $45,000

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $1,111 · $93/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 15 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: $19,450
• − Mortgage interest: −$5,546
• − Property taxes: −$1,111
• − Insurance: −$495
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,880
• Taxable income: $6,307
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $6,016/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

• 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

+120.0% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2009-11-05 Sold (Public Records) $45,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $1,111 · +177.9% YoY. Source: county tax records.