14051 SE 26th St · Williston Highlands, FL 32668

$145,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 22 Days on market

Built 2001 1.25 ac lot Est $224k · 35% under

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Why this score? — see what drove the A- 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss out on this opportunity to bring your horse and enjoy the serenity of country living. Beautiful open and bright 3/2 double wide, with split plan, fireplace, front covered porch, back deck, detached 2 car garage, paddocks, partially fence and more. Central to Gainesville, Ocala, Dunnellon or Cheifland.

Key facts

• Fenced back yard
• Shed
• 1.25 acre lot

Tags

• 1.25 ACRE LOT
• FENCED BACK YARD
• TWO DOOR GARAGE
• SHED
• WOOD BURNING FIREPLACE

Property features AI

Finance

• Other: Property zoned RR; Total acreage between 1 and less than 2 acres (approx. 1.25 acres)

Exterior

• Parking: 2-car garage (approx. 20 x 20)
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Residential manufactured home (double wide); One story; South-facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Front porch; Private mailbox; Storage shed(s); Wire fencing; Cleared lot; Oak trees on the property; Limerock road frontage

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split bedroom floor plan; Thermostat; Walk-in closets; Living room with wood-burning fireplace; Inside utility room
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 146 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $145k implies a 229% 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 $142,825 (1.5% below list)

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 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?
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: 1.31% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $223,776
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14291 SE 26th St	0.20mi	3/2.0	1,516 (+0%)	3mo	$225,000	$148	88
2291 SE 140 Ave	0.34mi	3/2.0	1,493 (-1%)	3mo	$200,000	$134	80
14190 SE 25 St	0.19mi	4/2.0 (+1)	1,456 (-4%)	12mo	$218,500	$150	70
14440 SE 21st Pl	0.56mi	3/2.0	1,475 (-2%)	9mo	$209,990	$142	62
14530 SE 25th St	0.49mi	3/2.0	1,568 (+4%)	12mo	$265,000	$169	61
13551 SE 30th St	0.62mi	3/2.0	1,620 (+7%)	4mo	$245,000	$151	56
13431 SE 21st Pl	0.74mi	3/2.0	1,387 (-8%)	9mo	$169,900	$122	45

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: 34.6%
• Equity multiple: 3.69×
• Total profit: $109,121
• Equity at exit: $130,627

10-year hold

• IRR: 29.8%
• Equity multiple: 8.33×
• Total profit: $297,764
• Equity at exit: $281,703

Cash invested: $40,600 (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 32668

• Home prices YoY: 11.5%
• Active inventory: 146
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $473

Break-even live

Break-even rent $1,307

Max offer price $145,000

Occupancy floor 70%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $145,000 Active 22 DOM
2. 2026-06-17
   days on market $145,000 Active 21 DOM
3. 2026-06-16
   days on market $145,000 Active 20 DOM
4. 2026-06-15
   pricestatus $145,000 Active 19 DOM
5. 2026-05-12
   status Pending
6. 2026-04-23
   listed $175,000 Active
7. 2014-10-10
   soldstatus $44,140 313-char remark

   Show marketing remark (283 chars)

   Don't miss out on this opportunity to bring your horse or just have lots of room to roam and enjoy the serenity of country living. Beautiful open and bright 3/2 double wide, with split plan, fireplace, front covered porch, back deck, detached 2 car garage, partially fenced and more.

8. 2014-10-10
   soldstatus $44,140 283-char remark

   Show marketing remark (283 chars)

   Don't miss out on this opportunity to bring your horse or just have lots of room to roam and enjoy the serenity of country living. Beautiful open and bright 3/2 double wide, with split plan, fireplace, front covered porch, back deck, detached 2 car garage, partially fenced and more.

9. 2014-02-27
   listed $65,000 313-char remark

   Show marketing remark (283 chars)

   Don't miss out on this opportunity to bring your horse or just have lots of room to roam and enjoy the serenity of country living. Beautiful open and bright 3/2 double wide, with split plan, fireplace, front covered porch, back deck, detached 2 car garage, partially fenced and more.

10. 2014-02-27
    listed $65,000 283-char remark

    Show marketing remark (283 chars)

    Don't miss out on this opportunity to bring your horse or just have lots of room to roam and enjoy the serenity of country living. Beautiful open and bright 3/2 double wide, with split plan, fireplace, front covered porch, back deck, detached 2 car garage, partially fenced and more.

11. 2013-12-15
    historical
12. 2013-12-10
    listed $65,000
13. 2013-06-27
    soldstatus $36,000
14. 2013-03-21
    listed $45,000
15. 2005-12-30
    soldstatus $112,000

ⓘ 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: $2,541 · $212/mo
• Projected year-2 tax: $2,541 · $212/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 2/10 Low
• 🌡 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: $22,863
• − Mortgage interest: −$8,122
• − Property taxes: −$2,541
• − Insurance: −$725
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$4,218
• Taxable income: $3,599
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $4,808/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): 5,326

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 4% Slovak 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▲ 44.56%
• Current HPI: 432.1581
• 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

+56.2% since first listed

11 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-10 Sold (MLS) $44,140 Stellar MLS as Distributed by MLS Grid
• 2014-10-10 Sold (MLS) $44,140 RACC
• 2014-02-27 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2014-02-27 Listed $65,000 RACC
• 2013-12-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-12-10 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-27 Sold (MLS) $36,000 DGLMLS
• 2013-03-21 Listed $45,000 DGLMLS
• 2005-12-30 Sold (Public Records) $112,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,541 · +14.7% YoY. Source: county tax records.