18905 NW 250th St · High Springs, FL 32643

$235,000

4 bd · 3.0 ba · 1,976 sqft · Manufactured public records · 1 Days on market

Built 2008 0.53 ac lot

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Why this score? — see what drove the C 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully, just renovated inside and out 2009 DWMH on over half an acre in desirable High Springs. With 5 large bedrooms all with walk-in closets and 3 full baths, separate living/family rooms and dining space there''s plenty of room for everyone. 2021 complete interior paint throughout, new LVP throughout, new kitchen, washer/dryer included, AC serviced, all new fixtures/ceiling fans, new hardware/blinds throughout, new steps at all 3 entrances, new skirting/siding/exterior paint, and completely re-keyed for the brand new owners to-be. Just minutes from the area''s gorgeous springs and only 20 minutes to Gainesville, this perfect little oasis is not going to last long!

Key facts

• Walk-in closet
• Split floor plan
• Ensuite bath

Tags

• CORNER LOT
• NO HOA
• OUTDOOR SPACE
• SPLIT FLOOR PLAN
• WALK-IN CLOSET
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 8.4% vs local median 4.0% in High 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 68/100 on livability (#506 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Alachua (urban): math 49% / reading 54% proficiency, ranked #30 of 73 in FL (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 37% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $65k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-12,266
• Equity at exit: $35,039

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $22,676
• Equity at exit: $20,319

Cash invested: $65,800 (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 32643

• Home prices YoY: -5.5%
• Active inventory: 189
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,575 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$299 /mo · $3,593/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $405

Break-even live

Break-even rent $2,063

Max offer price $235,000

Occupancy floor 79%

Sensitivity live

Price	-10% $538	-5% $471	+0% $405	+5% $338	+10% $272
Rent	-10% $201	-5% $303	+0% $405	+5% $506	+10% $608
Rate	-1.0pp $523	-0.5pp $464	base $405	+0.5pp $344	+1.0pp $282

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19688 NW 229th St High Springs, FL	4.0	2.0	2296	$2,400	$1.05	14d	1	1.23mi

Listing history 14 events

1. 2026-06-19
   pricestatusdays on marketlisting id $235,000 Active 1 DOM
2. 2026-05-15
   historical
3. 2026-03-04
   status Active
4. 2026-03-04
   price $269,900
5. 2025-12-25
   price $289,900
6. 2025-10-29
   listed $299,900 Active
7. 2022-01-24
   soldstatus $210,000
8. 2022-01-21
   status Pending 680-char remark

   Show marketing remark (680 chars)

   Beautifully, just renovated inside and out 2009 DWMH on over half an acre in desirable High Springs. With 5 large bedrooms all with walk-in closets and 3 full baths, separate living/family rooms and dining space there''s plenty of room for everyone. 2021 complete interior paint throughout, new LVP throughout, new kitchen, washer/dryer included, AC serviced, all new fixtures/ceiling fans, new hardware/blinds throughout, new steps at all 3 entrances, new skirting/siding/exterior paint, and completely re-keyed for the brand new owners to-be. Just minutes from the area''s gorgeous springs and only 20 minutes to Gainesville, this perfect little oasis is not going to last long!

9. 2022-01-21
   soldstatus $210,000 Closed 680-char remark

   Show marketing remark (680 chars)

   Beautifully, just renovated inside and out 2009 DWMH on over half an acre in desirable High Springs. With 5 large bedrooms all with walk-in closets and 3 full baths, separate living/family rooms and dining space there''s plenty of room for everyone. 2021 complete interior paint throughout, new LVP throughout, new kitchen, washer/dryer included, AC serviced, all new fixtures/ceiling fans, new hardware/blinds throughout, new steps at all 3 entrances, new skirting/siding/exterior paint, and completely re-keyed for the brand new owners to-be. Just minutes from the area''s gorgeous springs and only 20 minutes to Gainesville, this perfect little oasis is not going to last long!

10. 2022-01-13
    status Active 680-char remark

    Show marketing remark (680 chars)

    Beautifully, just renovated inside and out 2009 DWMH on over half an acre in desirable High Springs. With 5 large bedrooms all with walk-in closets and 3 full baths, separate living/family rooms and dining space there''s plenty of room for everyone. 2021 complete interior paint throughout, new LVP throughout, new kitchen, washer/dryer included, AC serviced, all new fixtures/ceiling fans, new hardware/blinds throughout, new steps at all 3 entrances, new skirting/siding/exterior paint, and completely re-keyed for the brand new owners to-be. Just minutes from the area''s gorgeous springs and only 20 minutes to Gainesville, this perfect little oasis is not going to last long!

11. 2021-10-28
    status Pending 680-char remark

    Show marketing remark (680 chars)

    Beautifully, just renovated inside and out 2009 DWMH on over half an acre in desirable High Springs. With 5 large bedrooms all with walk-in closets and 3 full baths, separate living/family rooms and dining space there''s plenty of room for everyone. 2021 complete interior paint throughout, new LVP throughout, new kitchen, washer/dryer included, AC serviced, all new fixtures/ceiling fans, new hardware/blinds throughout, new steps at all 3 entrances, new skirting/siding/exterior paint, and completely re-keyed for the brand new owners to-be. Just minutes from the area''s gorgeous springs and only 20 minutes to Gainesville, this perfect little oasis is not going to last long!

12. 2021-10-13
    price $199,900 680-char remark

    Show marketing remark (680 chars)

    Beautifully, just renovated inside and out 2009 DWMH on over half an acre in desirable High Springs. With 5 large bedrooms all with walk-in closets and 3 full baths, separate living/family rooms and dining space there''s plenty of room for everyone. 2021 complete interior paint throughout, new LVP throughout, new kitchen, washer/dryer included, AC serviced, all new fixtures/ceiling fans, new hardware/blinds throughout, new steps at all 3 entrances, new skirting/siding/exterior paint, and completely re-keyed for the brand new owners to-be. Just minutes from the area''s gorgeous springs and only 20 minutes to Gainesville, this perfect little oasis is not going to last long!

13. 2021-09-21
    listed $215,000 Active 680-char remark

    Show marketing remark (680 chars)

    Beautifully, just renovated inside and out 2009 DWMH on over half an acre in desirable High Springs. With 5 large bedrooms all with walk-in closets and 3 full baths, separate living/family rooms and dining space there''s plenty of room for everyone. 2021 complete interior paint throughout, new LVP throughout, new kitchen, washer/dryer included, AC serviced, all new fixtures/ceiling fans, new hardware/blinds throughout, new steps at all 3 entrances, new skirting/siding/exterior paint, and completely re-keyed for the brand new owners to-be. Just minutes from the area''s gorgeous springs and only 20 minutes to Gainesville, this perfect little oasis is not going to last long!

14. 2007-09-28
    soldstatus $21,500

ⓘ 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: $3,593 · $299/mo
• Projected year-2 tax: $3,593 · $299/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,902
• − Mortgage interest: −$13,164
• − Property taxes: −$3,593
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − Depreciation: −$6,836
• Taxable income: $1,189
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $4,570/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: Alachua
• NCES district ID: 1200030
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,683
• Composite: 43.31/100
• National rank: #3038
• State rank: #30 of 73 in FL

Livability — High Springs

• Score: 68/100
• State rank: #506
• US rank: #9346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Springs, FL
• County: Alachua County · 218,005 people
• City population: 11,953
• Metro: Gainesville, FL
• Population (ZIP): 11,953
• Household income: $83,386
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 150.0

Population outlook (Alachua County) Hauer SSP2

• Today (2025): 289,834 people
• By 2030: 305,873 · +5.5%
• By 2040: 335,246 · +15.7%
• By 2050: 364,719 · +25.8%
• By 2075: 436,665 · +50.7%
• By 2100: 482,920 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Cuban 1%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Alachua

• 2024 margin: Strong D (+21.0) · D 59.7% · R 38.8% · Other 1.5%
• 2008→2024 swing: -0.6pp no change · 2008: 21.6pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+27.2 2016: D+22.5 2012: D+17.3 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.02%
• Current HPI: 308.0178
• Rent YoY: —
• Metro: Gainesville, FL
• 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

+1155.3% since first listed

13 events — show timeline

• 2026-05-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-25 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2022-01-24 Sold (Public Records) $210,000 Public Records
• 2022-01-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-21 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-13 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2021-09-21 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2007-09-28 Sold (Public Records) $21,500 Public Records

Property tax history

+14.3%/yr

Latest (2025): $3,593 · +6.6% YoY. Source: county tax records.