360 SE 209th Ave · Fanning Springs, FL 32680

$100,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 25 Days on market

Built 1992 Est $70k · 43% over

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

2/1 Pool Home Well Maintained Home featuring fully Landscaped yard, shed/workshop, screened in ground pool, with both front & back porches to chill out on. Live Large on a budget!! only $34,900.00

Key facts

• New carpet
• New hot water heater
• New paint

Tags

• IN GROUND SCREENED POOL
• NEWER SPLIT AIR A/C
• NEW HOT WATER HEATER
• POOL PUMP FILTRATION SYSTEM
• NEW CARPET
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $-50 ($-602/yr) — negative.
• To cash-flow at today's rent, offer at most $91k (8.9% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (8.9% below list) — sets the bar for cash-flow.
• Cap rate 10.8% 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.
• Dixie (rural): math 52% / reading 50% proficiency, ranked #36 of 73 in FL (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 262 active listings in the ZIP; 49 units permitted in Dixie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Dixie County population projected at -16% 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $30k; list at $100k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,136 (8.9% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.32% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.13%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $69,888
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 SE 929th St	0.21mi	2/1.0	696 (-4%)	13mo	$77,000	$111	72
309 SE 186th Ave	0.60mi	2/1.0	728 (0%)	4mo	$70,000	$96	68
262 SE 190th Ave	0.47mi	2/1.0	672 (-8%)	22mo	$45,000	$67	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 22.8%
• Equity multiple: 2.84×
• Total profit: $51,533
• Equity at exit: $90,088

10-year hold

• IRR: 20.5%
• Equity multiple: 6.53×
• Total profit: $154,799
• Equity at exit: $194,278

Cash invested: $28,000 (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 32680

• Home prices YoY: 2.5%
• Active inventory: 262
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-50

Break-even live

Break-even rent $1,382

Max offer price $91,136

Occupancy floor 99%

Sensitivity live

Price	-10% $6	-5% $-22	+0% $-50	+5% $-78	+10% $-107
Rent	-10% $-154	-5% $-102	+0% $-50	+5% $2	+10% $54
Rate	-1.0pp $0	-0.5pp $-25	base $-50	+0.5pp $-76	+1.0pp $-102

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $100,000 Active 25 DOM
2. 2026-06-18
   days on market $100,000 Active 23 DOM
3. 2026-06-17
   days on market $100,000 Active 22 DOM
4. 2026-06-16
   days on market $100,000 Active 21 DOM
5. 2026-06-15
   days on market $100,000 Active 20 DOM
6. 2026-06-13
   days on market $100,000 Active 18 DOM
7. 2026-06-12
   days on market $100,000 Active 17 DOM
8. 2026-06-09
   days on market $100,000 Active 14 DOM
9. 2026-06-08
   days on market $100,000 Active 13 DOM
10. 2026-06-07
    days on market $100,000 Active 12 DOM
11. 2026-06-07
    days on market $100,000 Active 11 DOM
12. 2026-06-04
    days on market $100,000 Active 8 DOM
13. 2026-06-02
    days on market $100,000 Active 7 DOM
14. 2026-06-01
    days on market $100,000 Active 6 DOM
15. 2026-05-31
    days on market $100,000 Active 5 DOM
16. 2026-05-31
    days on market $100,000 Active 4 DOM
17. 2026-05-26
    listed $100,000 Active
18. 2015-06-26
    soldstatus $30,200 203-char remark

    Show marketing remark (203 chars)

    2/1 Pool Home Well Maintained Home featuring fully Landscaped yard, shed/workshop, screened in ground pool, with both front & back porches to chill out on. Live Large on a budget!! only $34,900.00

19. 2014-05-21
    listed $34,900 203-char remark

    Show marketing remark (203 chars)

    2/1 Pool Home Well Maintained Home featuring fully Landscaped yard, shed/workshop, screened in ground pool, with both front & back porches to chill out on. Live Large on a budget!! only $34,900.00

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,194 · $100/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,827
• − Mortgage interest: −$5,602
• − Property taxes: −$1,194
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,909
• Taxable loss: −$2,029
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $-115/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: Dixie
• NCES district ID: 1200450
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $34,799
• Composite: 42.18/100
• National rank: #3290
• State rank: #36 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): 10,445

Population outlook (Dixie County) Hauer SSP2

• Today (2025): 15,122 people
• By 2030: 14,521 · -4.0%
• By 2040: 13,503 · -10.7%
• By 2050: 12,671 · -16.2%
• By 2075: 10,857 · -28.2%
• By 2100: 8,344 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dixie

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -25.4pp toward R · 2008: -45.0pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+66.0 2016: R+63.2 2012: R+46.9 2008: R+45.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.22%
• Current HPI: 424.0037
• 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

+186.5% since first listed

3 events — show timeline

• 2026-05-26 Listed $100,000 FSBO.com
• 2015-06-26 Sold (MLS) $30,200 DGLMLS
• 2014-05-21 Listed $34,900 DGLMLS

Property tax history

+6.8%/yr

Latest (2025): $1,194 · +9.4% YoY. Source: county tax records.