737 NE 644th St · Fanning Springs, FL 32680

$225,000

2 bd · 2.0 ba · 784 sqft · Other · 365 Days on market

Built 2025 3.00 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.0/10.0

Listing remarks

Brand new Live Oak mobile home on 3 secluded acres in Old Town, FL! Partially cleared with no neighbors in sight, yet conveniently located between Cross City and Old Town. Just 30 minutes to the Gulf of Mexico and minutes to the Suwannee River, boat ramps, and local parks—right in the heart of Florida's freshwater spring country! Property features a large concrete-floored shed ideal for workshop or storage, a newly built concrete block pumphouse and storage room, a greenhouse, and a variety of newly planted fruit trees. The back portion of the property remains wooded with mature live oaks, magnolias, and lush native foliage. No HOA or deed restrictions. Easy access to Gainesville, Lak

Key facts

• 3 secluded acres
• Greenhouse
• No hoa

Tags

• 3 SECLUDED ACRES
• LARGE CONCRETE FLOORED SHED
• GREENHOUSE
• NEWLY PLANTED FRUIT TREES
• WOODED WITH MATURE LIVE OAKS
• NO HOA

Property features AI

Finance

• HOA & community: Homeowners association with annual fees

Exterior

• Home design: Residential mobile home; Located in the Paradise Hammock subdivision
• Construction: Vinyl siding; Shingle roof
• Exterior features: Level and wooded lot

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; 4 total rooms
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (40.4% below list).
• Recommended offer: $134k (40.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.7% in Fanning Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, amenities F, commute 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.
• Zoned schools: Old Town Elementary School (math 73% / reading 58%, grade B+, #500 of 2,144 statewide, top 24%, 456 students, 80% FRL); Ruth Rains Middle School (math 48% / reading 49%, grade C-, #274 of 571 statewide, top 50%, 431 students, 76% FRL); Dixie County High School (math 31% / reading 42%, grade F, #351 of 667 statewide, top 54%, 714 students, 70% FRL).
• 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 $24k of equity ($2k loan paydown + $22k 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.
• By year 2, 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 365 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $225k implies a 350% 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; severe 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 $134,010 (40.4% 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. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 14.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.4%
• Equity multiple: 2.65×
• Total profit: $104,244
• Equity at exit: $202,698

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $321,066
• Equity at exit: $437,126

Cash invested: $63,000 (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: 14.0×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-286

Break-even live

Break-even rent $1,702

Max offer price $174,553

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-222	+0% $-286	+5% $-349	+10% $-413
Rent	-10% $-391	-5% $-339	+0% $-286	+5% $-233	+10% $-180
Rate	-1.0pp $-172	-0.5pp $-228	base $-286	+0.5pp $-344	+1.0pp $-403

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   days on market $225,000 Active 365 DOM
2. 2026-06-04
   days on market $225,000 Active 362 DOM
3. 2026-06-02
   days on market $225,000 Active 361 DOM
4. 2026-06-01
   days on market $225,000 Active 360 DOM
5. 2026-05-31
   days on market $225,000 Active 359 DOM
6. 2026-05-31
   days on market $225,000 Active 358 DOM
7. 2025-06-06
   listed $225,000 Active
8. 2024-08-08
   soldstatus $50,000

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$1,021/yr (+$85/mo · 120.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $16,081
• − Mortgage interest: −$12,603
• − Property taxes: −$847
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$6,545
• Taxable loss: −$7,613
• Est. tax savings @ 24.0%: +$1,827
• After-tax cash flow: $-1,600/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

+350.0% since first listed

2 events — show timeline

• 2025-06-06 Listed $225,000 DGLMLS
• 2024-08-08 Sold (Public Records) $50,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $847 · +81.2% YoY. Source: county tax records.