13931 SE 25th St · Williston Highlands, FL 32668

$285,000

3 bd · 2.0 ba · 1,449 sqft · SingleFamily public records · 14 Days on market

Built 2006 1.25 ac lot Est $209k · 37% over

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This 2006 3BR/2BA CBS home on over an acre has lots to offer. Vaulted living room opens to a beautiful and bright kitchen featuring a cozy breakfast nook. The open lanai, constructed with foundation footers, offers the possibilities of additional living space in the future. On Demand Generator will run almost the entore home in stormy seasons, and included is a full 250 gallon in ground propane tank. Everything here is in like new condition. Fenced on two sides.

Key facts

• 1.25 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Property zoned AG; Lot dimensions approximately 165 x 330 (dirt road access); Total acreage: 1 to less than 2 acres; Unfurnished; Pets allowed
• HOA & community: No HOA

Exterior

• Parking: Attached garage; 2-car garage; Ground-level parking
• Utilities: Well water; Septic tank; High-speed internet available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Residential property; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 1.25-acre lot
• Exterior features: Fenced (other)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (33.2% below list).
• Recommended offer: $190k (33.2% 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: Nature Coast Middle School (math 32% / reading 42%, grade F, #399 of 571 statewide, top 71%, 90 students, 82% FRL, charter) — zoned schools average 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 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 $30k of equity ($2k loan paydown + $28k 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.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $138k; list at $285k implies a 107% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,291 (33.2% 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: 0.67% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $208,656
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2524 SE State Road 121	0.46mi	3/2.0	1,456 (+0%)	14mo	$210,000	$144	66

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: 21.1%
• Equity multiple: 2.71×
• Total profit: $136,201
• Equity at exit: $256,751

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $415,836
• Equity at exit: $553,692

Cash invested: $79,800 (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: 148
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-297

Break-even live

Break-even rent $2,279

Max offer price $232,460

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-217	+0% $-297	+5% $-378	+10% $-459
Rent	-10% $-448	-5% $-373	+0% $-297	+5% $-222	+10% $-147
Rate	-1.0pp $-154	-0.5pp $-225	base $-297	+0.5pp $-371	+1.0pp $-446

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   status $285,000 Pending 14 DOM
2. 2026-06-18
   days on market $285,000 Active 14 DOM
3. 2026-06-17
   days on market $285,000 Active 13 DOM
4. 2026-06-16
   days on market $285,000 Active 12 DOM
5. 2026-06-15
   days on market $285,000 Active 11 DOM
6. 2026-06-14
   days on market $285,000 Active 9 DOM
7. 2026-06-13
   days on market $285,000 Active 8 DOM
8. 2026-06-10
   days on market $285,000 Active 6 DOM
9. 2026-06-09
   days on market $285,000 Active 5 DOM
10. 2026-06-08
    days on market $285,000 Active 4 DOM
11. 2026-06-07
    days on market $285,000 Active 3 DOM
12. 2026-06-05
    remarks 665-char remark
13. 2026-06-05
    listed $285,000 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: $2,249 · $187/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$117/yr (+$10/mo · 5.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $22,835
• − Mortgage interest: −$15,964
• − Property taxes: −$2,249
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$8,291
• Taxable loss: −$8,748
• Est. tax savings @ 24.0%: +$2,099
• After-tax cash flow: $-1,470/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

+99.4% since first listed

6 events — show timeline

• 2026-06-04 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2012-08-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-02-02 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2010-01-15 Sold (Public Records) $138,000 Public Records
• 2010-01-13 Sold (MLS) $138,000 Stellar MLS as Distributed by MLS Grid
• 2009-03-25 Listed $142,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2025): $2,249 · +10.2% YoY. Source: county tax records.