14790 NW 72nd Ct · Andrews, FL 32626

$227,500

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 70 Days on market

Built 1990 3.40 ac lot Est $216k · 5% over

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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).

• Cash flow +14.9/30.0
• ARV discount +5.1/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER offering up to $5000 towards buyer's closing costs! Spacious 3BR/2BA double-wide manufactured home offering 1,728 sq ft of living space on approximately 3.4 acres, ideally located between Chiefland and Fanning Springs on the east side of US-19 with paved road access. This home features a desirable split floor plan with two separate living areas, including a cozy family room with fireplace—perfect for relaxing or entertaining. The kitchen offers ample cabinet space and a bright breakfast nook for casual dining. Step outside to enjoy a nicely wooded yard that provides privacy and that “Old Florida” feel, along with multiple storage buildings offering great potential with a little TLC, pole barn and full RV hookup. Conveniently located to Chiefland and Trenton schools, shopping, and local restaurants, plus just minutes from area state parks, wildlife management areas, and the Suwannee River for boating, fishing, and outdoor recreation. Great opportunity for full-time living, rental potential, or a weekend retreat!

Key facts

• Nicely wooded yard
• Split floor plan
• Ample cabinet space

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• SPLIT FLOOR PLAN
• TWO SEPARATE LIVING AREAS
• AMPLE CABINET SPACE
• BRIGHT BREAKFAST NOOK
• NICELY WOODED YARD

Property features AI

Finance

• Other: Located on a flag lot in county; Approximately 3.4 acres (2 to less than 5 acres); Paved, public maintained road access; Zoned A/RR
• HOA & community: No HOA; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Electricity connected; Fiber optics available; Sewer connected; Water connected
• Home design: Manufactured home (double wide); Attached property; One story; East-facing
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as double wide manufactured home
• Exterior features: Covered patio/porch; Storage shed(s); Chain link and wire fencing; Pole barn on property

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Vaulted ceilings; Stone fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $228k.

Deal economics

• At list price, monthly cash flow is $66 ($793/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 $180k (20.8% below list).
• Recommended offer: $180k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#840 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D, 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.
• 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: 204 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

• It's been on market 70 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $22k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $228k implies a 52% 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; major 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 $180,286 (20.8% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.79% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $216,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14250 NW 72nd Ter	0.59mi	3/2.0	1,730 (+0%)	16mo	$217,000	$125	59
14451 NW 76th Ave	0.53mi	3/2.0	1,512 (-12%)	8mo	$177,000	$117	48
7191 NW 154th Ln	0.73mi	3/2.0	1,890 (+9%)	4mo	$305,000	$161	47
14251 NW 72nd Ter	0.55mi	3/2.0	1,984 (+15%)	8mo	$248,750	$125	43
7151 NW 154th Ln	0.73mi	3/2.0	1,915 (+11%)	11mo	$215,000	$112	39
14041 NW 72nd Ter	0.70mi	4/2.0 (+1)	1,568 (-9%)	20mo	$220,000	$140	30

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-32,758
• Equity at exit: $33,921

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-23,526
• Equity at exit: $19,670

Cash invested: $63,700 (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 32626

• Home prices YoY: -6.9%
• Active inventory: 204
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$1,193
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $66

Break-even live

Break-even rent $1,719

Max offer price $227,500

Occupancy floor 91%

Sensitivity live

Price	-10% $195	-5% $131	+0% $66	+5% $2	+10% $-63
Rent	-10% $-76	-5% $-5	+0% $66	+5% $137	+10% $209
Rate	-1.0pp $181	-0.5pp $124	base $66	+0.5pp $7	+1.0pp $-53

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: $56,875
• Closing costs: $6,825
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $227,500 Active 70 DOM
2. 2026-06-18
   days on market $227,500 Active 67 DOM
3. 2026-06-17
   days on market $227,500 Active 66 DOM
4. 2026-06-16
   days on market $227,500 Active 65 DOM
5. 2026-06-15
   days on market $227,500 Active 64 DOM
6. 2026-06-14
   days on market $227,500 Active 62 DOM
7. 2026-06-13
   pricedays on market $227,500 Active 61 DOM
8. 2026-06-10
   days on market $239,900 Active 59 DOM
9. 2026-06-09
   days on market $239,900 Active 58 DOM
10. 2026-06-08
    days on market $239,900 Active 57 DOM
11. 2026-06-07
    days on market $239,900 Active 56 DOM
12. 2026-06-05
    days on market $239,900 Active 53 DOM
13. 2026-06-03
    days on market $239,900 Active 52 DOM
14. 2026-06-02
    days on market $239,900 Active 51 DOM
15. 2026-06-01
    days on market $239,900 Active 50 DOM
16. 2026-05-31
    days on market $239,900 Active 49 DOM
17. 2026-05-30
    days on market $239,900 Active 48 DOM
18. 2026-04-20
    price $239,900 1051-char remark

    Show marketing remark (1051 chars)

    SELLER offering up to $5000 towards buyer's closing costs! Spacious 3BR/2BA double-wide manufactured home offering 1,728 sq ft of living space on approximately 3.4 acres, ideally located between Chiefland and Fanning Springs on the east side of US-19 with paved road access. This home features a desirable split floor plan with two separate living areas, including a cozy family room with fireplace—perfect for relaxing or entertaining. The kitchen offers ample cabinet space and a bright breakfast nook for casual dining. Step outside to enjoy a nicely wooded yard that provides privacy and that “Old Florida” feel, along with multiple storage buildings offering great potential with a little TLC, pole barn and full RV hookup. Conveniently located to Chiefland and Trenton schools, shopping, and local restaurants, plus just minutes from area state parks, wildlife management areas, and the Suwannee River for boating, fishing, and outdoor recreation. Great opportunity for full-time living, rental potential, or a weekend retreat!

19. 2026-04-20
    price $239,900

    Show marketing remark (1051 chars)

    SELLER offering up to $5000 towards buyer's closing costs! Spacious 3BR/2BA double-wide manufactured home offering 1,728 sq ft of living space on approximately 3.4 acres, ideally located between Chiefland and Fanning Springs on the east side of US-19 with paved road access. This home features a desirable split floor plan with two separate living areas, including a cozy family room with fireplace—perfect for relaxing or entertaining. The kitchen offers ample cabinet space and a bright breakfast nook for casual dining. Step outside to enjoy a nicely wooded yard that provides privacy and that “Old Florida” feel, along with multiple storage buildings offering great potential with a little TLC, pole barn and full RV hookup. Conveniently located to Chiefland and Trenton schools, shopping, and local restaurants, plus just minutes from area state parks, wildlife management areas, and the Suwannee River for boating, fishing, and outdoor recreation. Great opportunity for full-time living, rental potential, or a weekend retreat!

20. 2026-04-13
    listed $249,900 Active 1051-char remark

    Show marketing remark (1051 chars)

    SELLER offering up to $5000 towards buyer's closing costs! Spacious 3BR/2BA double-wide manufactured home offering 1,728 sq ft of living space on approximately 3.4 acres, ideally located between Chiefland and Fanning Springs on the east side of US-19 with paved road access. This home features a desirable split floor plan with two separate living areas, including a cozy family room with fireplace—perfect for relaxing or entertaining. The kitchen offers ample cabinet space and a bright breakfast nook for casual dining. Step outside to enjoy a nicely wooded yard that provides privacy and that “Old Florida” feel, along with multiple storage buildings offering great potential with a little TLC, pole barn and full RV hookup. Conveniently located to Chiefland and Trenton schools, shopping, and local restaurants, plus just minutes from area state parks, wildlife management areas, and the Suwannee River for boating, fishing, and outdoor recreation. Great opportunity for full-time living, rental potential, or a weekend retreat!

21. 2026-04-12
    listed $249,900 Active
22. 2026-02-17
    soldstatus $150,000
23. 2017-03-10
    soldstatus $56,000
24. 2016-12-12
    soldstatus $65,100
25. 2016-12-09
    soldstatus $65,000 311-char remark

    Show marketing remark (311 chars)

    Dog or Goat Fancier 3 + Acres 3/2 with 1728 feet. Two Covered Porches, Large Pole Barn with Studio & Numerous Chain Link Enclosures, Two 12 X 28 Storage /workshop Fenced & Cross fenced, Nice Inside & Out. Beautiful Country Setting on a paved Road. 5 Minutes to Walmart. Come see this Today!!

26. 2016-11-02
    listed $69,900 311-char remark

    Show marketing remark (311 chars)

    Dog or Goat Fancier 3 + Acres 3/2 with 1728 feet. Two Covered Porches, Large Pole Barn with Studio & Numerous Chain Link Enclosures, Two 12 X 28 Storage /workshop Fenced & Cross fenced, Nice Inside & Out. Beautiful Country Setting on a paved Road. 5 Minutes to Walmart. Come see this Today!!

27. 1998-02-27
    soldstatus $58,500

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: +$1,044/yr (+$87/mo · 123.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,634
• − Mortgage interest: −$12,744
• − Property taxes: −$844
• − Insurance: −$1,138
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$6,618
• Taxable loss: −$3,170
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $1,554/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 — Andrews

• Score: 58/100
• State rank: #840
• US rank: #20876

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andrews, FL
• Population (ZIP): 8,994

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 (78%)
• Race & ethnicity: White 78% Black 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 6% Tagalog/Filipino 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: ▼ -21.03%
• Current HPI: 282.05
• 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

+310.1% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $239,900 DGLMLS
• 2026-04-20 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $249,900 DGLMLS
• 2026-04-12 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Sold (Public Records) $150,000 Public Records
• 2017-03-10 Sold (Public Records) $56,000 Public Records
• 2016-12-12 Sold (Public Records) $65,100 Public Records
• 2016-12-09 Sold (MLS) $65,000 DGLMLS
• 2016-11-02 Listed $69,900 DGLMLS
• 1998-02-27 Sold (Public Records) $58,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $844 · +29.7% YoY. Source: county tax records.