191 NE 136th Ct · Williston Highlands, FL 32696

$240,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 28 Days on market

Built 2022 1.00 ac lot Est $206k · 16% over

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Why this score? — see what drove the F 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 +13.3/30.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to country living with room to breathe in beautiful Williston, Florida! This 2022 mobile home features 3 bedrooms, 2 bathrooms, a carport, storage shed and sits on a fully fenced 1-acre corner lot - perfect for pets, outdoor living, and enjoying the peaceful lifestyle Levy County is known for. You're just minutes from everything that makes Williston such a hidden gem. Enjoy nearby attractions like Devil's Den, Blue Grotto, Cedar Lakes Woods & Gardens, and Goethe State Forest for horseback riding, hiking, diving, and outdoor adventures. Plus, you're conveniently close to local restaurants, grocery stores, feed stores, schools, downtown Williston events, and only a short drive to Ocala, Gainesville, and the World Equestrian Center. Whether you love the small-town charm, outdoor recreation, equestrian lifestyle, or just want space and privacy without being far from town - this property offers the best of North Central Florida living.

Key facts

• Equestrian lifestyle
• Outdoor recreation
• Fully fenced lot

Tags

• FULLY FENCED LOT
• OUTDOOR LIVING
• SHORT DRIVE TO OCALA
• SHORT DRIVE TO GAINESVILLE
• OUTDOOR RECREATION
• EQUESTRIAN LIFESTYLE

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Cable connected; Electricity connected; Broadband/high-speed internet available
• Home design: Manufactured home (single wide); One story; Faces northeast; Residential property
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on single wide body type
• Exterior features: Private mailbox; Rain gutters; Shed(s); Cleared lot; Corner lot; Gravel road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Walk-in closet(s)
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-2 ($-25/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (21.0% below list).
• Recommended offer: $190k (21.0% below list) — sets the bar for 1% rule.

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 $2k of loan paydown is wiped out by about $7k 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 28 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $18k; list at $240k implies a 1197% 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,694 (21.0% 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. 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. 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?
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: 0.79% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $206,340
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 NE 135th Ct	0.19mi	3/2.0	1,040 (-9%)	9mo	$188,000	$181	69

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-39,092
• Equity at exit: $35,785

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-34,490
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-2

Break-even live

Break-even rent $1,900

Max offer price $239,630

Occupancy floor 95%

Sensitivity live

Price	-10% $134	-5% $66	+0% $-2	+5% $-70	+10% $-138
Rent	-10% $-152	-5% $-77	+0% $-2	+5% $73	+10% $148
Rate	-1.0pp $119	-0.5pp $59	base $-2	+0.5pp $-64	+1.0pp $-128

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $240,000 Active 28 DOM
2. 2026-06-17
   days on market $240,000 Active 27 DOM
3. 2026-06-16
   days on market $240,000 Active 26 DOM
4. 2026-06-15
   days on market $240,000 Active 25 DOM
5. 2026-06-14
   pricedays on market $240,000 Active 23 DOM
6. 2026-06-13
   days on market $250,000 Active 22 DOM
7. 2026-06-10
   days on market $250,000 Active 20 DOM
8. 2026-06-09
   days on market $250,000 Active 19 DOM
9. 2026-06-08
   days on market $250,000 Active 18 DOM
10. 2026-06-07
    days on market $250,000 Active 17 DOM
11. 2026-06-05
    days on market $250,000 Active 14 DOM
12. 2026-06-03
    days on market $250,000 Active 13 DOM
13. 2026-06-02
    days on market $250,000 Active 12 DOM
14. 2026-06-01
    days on market $250,000 Active 11 DOM
15. 2026-05-31
    days on market $250,000 Active 10 DOM
16. 2026-05-30
    days on market $250,000 Active 9 DOM
17. 2026-05-23
    listed $250,000 Active 958-char remark

    Show marketing remark (958 chars)

    Welcome to country living with room to breathe in beautiful Williston, Florida! This 2022 mobile home features 3 bedrooms, 2 bathrooms, a carport, storage shed and sits on a fully fenced 1-acre corner lot - perfect for pets, outdoor living, and enjoying the peaceful lifestyle Levy County is known for. You're just minutes from everything that makes Williston such a hidden gem. Enjoy nearby attractions like Devil's Den, Blue Grotto, Cedar Lakes Woods & Gardens, and Goethe State Forest for horseback riding, hiking, diving, and outdoor adventures. Plus, you're conveniently close to local restaurants, grocery stores, feed stores, schools, downtown Williston events, and only a short drive to Ocala, Gainesville, and the World Equestrian Center. Whether you love the small-town charm, outdoor recreation, equestrian lifestyle, or just want space and privacy without being far from town - this property offers the best of North Central Florida living.

18. 2026-05-21
    listed $250,000 Active
19. 2001-12-07
    soldstatus $18,500

ⓘ 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: $1,705 · $142/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$287/yr (+$24/mo · 16.8%)

ⓘ 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 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,763
• − Mortgage interest: −$13,444
• − Property taxes: −$1,705
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$6,982
• Taxable loss: −$4,209
• Est. tax savings @ 24.0%: +$1,010
• After-tax cash flow: $985/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

• Census place: Williston Highlands, 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

+1251.4% since first listed

3 events — show timeline

• 2026-05-23 Listed $250,000 DGLMLS
• 2026-05-21 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2001-12-07 Sold (Public Records) $18,500 Public Records

Property tax history

+23.3%/yr

Latest (2025): $1,705 · +16.4% YoY. Source: county tax records.