750 NE 154th Ter · Williston Highlands, FL 32696

$217,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 1 Days on market

Built 2015 10,019 sqft lot Est $167k · 30% 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 +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GET AWAY FROM HUSTLE & BUSTLE * * Lovely 3 Bedroom Home in the Country offers everything you need. 25x12 Screened Porch in Front and 2 Level Screen Porch in back * * Storage Sheds and a big Workshop * Fenced & Gated Yard * Sprinkler System * Spring Fed Well - Great Drinking Water -No Filtration System needed * * Laundry off Kitchen * Appliances 2 yrs old * New Shower in Master Bath * Laminate Floors * A/C & Roof under Warranty * So come and Enjoy the Peace and Quiet of Country Living *

Key facts

• Upgraded landscaping
• New well pump
• New hvac

Tags

• NEW HVAC
• NEW WELL PUMP
• FRESHLY PAINTED INTERIOR
• FRESHLY PAINTED EXTERIOR
• UPGRADED LANDSCAPING
• NEW FENCE

Property features AI

Finance

• Other: Property type: Residential (manufactured home); Lot approximately 0.23 acres (80 x 125); Building area total reported; Homestead exempt; Irrigation equipment and generator included; Single well and single septic on property; Zoning: ARR
• HOA & community: No association fees or approval required; Development: Williston Highlands; Pets allowed (cats and dogs)

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Cable available; Sprinkler meter
• Home design: Manufactured double-wide home; One level; Home faces east
• Construction: Metal frame with vinyl siding; Shingle roof; Other foundation
• Exterior features: Covered front porch; Rear porch; Exterior lighting; Storage; Shed(s), workshop and additional storage; Wire and wood fencing; Cleared, private lot in county; Dirt and gravel road access (private maintained road); Trees and landscaped vegetation; Pole barn

Interior

• Kitchen: Refrigerator; Range; Range hood; Microwave; Ice maker; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Split bedroom layout; Thermostat; Walk-in closet(s); Window treatments; Electric fireplace
• Laundry & utility: Washer hookup inside; Dryer hookup (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $217k.

Deal economics

• At list price, monthly cash flow is $48 ($576/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (14.0% below list).
• Recommended offer: $187k (14.0% 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-, amenities F, commute 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.
• Zoned schools: Williston Elementary School (math 53% / reading 52%, grade C-, #976 of 2,144 statewide, top 46%, 488 students, 71% FRL); Williston Middle High School (math 44% / reading 36%, grade F, #296 of 667 statewide, top 45%, 1,119 students, 60% FRL) — zoned schools at 66% FRL track the district average.
• 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $152k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,657 (14.0% 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. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $167,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15671 NE 5th St	0.35mi	3/2.0	1,100 (+2%)	14mo	$170,000	$155	69
20 NE 156th Ct	0.74mi	2/2.0 (-1)	1,012 (-6%)	13mo	$138,000	$136	39

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-32,122
• Equity at exit: $32,355

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-24,102
• Equity at exit: $18,762

Cash invested: $60,760 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$1,138
• Tax from tax record: −$198 /mo · $2,378/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $48

Break-even live

Break-even rent $1,806

Max offer price $217,000

Occupancy floor 92%

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 685-char remark
2. 2026-06-19
   listed $217,000 Active 1 DOM

ⓘ 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: $2,378 · $198/mo
• Projected year-2 tax: $2,378 · $198/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 20 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: $22,399
• − Mortgage interest: −$12,155
• − Property taxes: −$2,378
• − Insurance: −$1,085
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$6,313
• Taxable loss: −$3,116
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $1,324/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

+41.9% since first listed

6 events — show timeline

• 2026-06-18 Listed $217,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-28 Sold (Public Records) $152,429 Public Records
• 2021-06-25 Sold (MLS) $152,500 Stellar MLS as Distributed by MLS Grid
• 2021-05-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-18 Price Changed $152,500 Stellar MLS as Distributed by MLS Grid
• 2021-05-18 Listed $152,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+44.3%/yr

Latest (2025): $2,378 · +10.9% YoY. Source: county tax records.