2670 SE 141st Ave · Williston Highlands, FL 32668

$235,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 404 Days on market

Built 2002 1.25 ac lot Est $211k · 12% 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 +15.6/30.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0

Listing remarks

Escape to the countryside and discover this charming 3-bedroom, 2-bathroom doublewide home on 1.25 fully fenced acres in Williston Highlands. Built in 2002, this bright and inviting home offers over 1,400 sq. ft. of living space with a desirable split floor plan. Recent updates include a newer roof, appliances, flooring, and kitchen cabinets. Interior features include freshly painted walls, updated bathrooms. Outside, you'll find a spacious wooden deck, a 2-car carport next to the home, and a large outbuilding that can serve as a workshop, barn, or storage for your toys. With plenty of space for your animals to roam, this property is perfect for peaceful country living!

Key facts

• Spacious wooden deck
• Fully fenced acres
• Newer roof

Tags

• FULLY FENCED ACRES
• NEWER ROOF
• UPDATED BATHROOMS
• SPACIOUS WOODEN DECK
• LARGE OUTBUILDING
• PEACEFUL COUNTRY LIVING

Property features AI

Finance

• Other: Homesteaded; Zoned residential
• HOA & community: No association

Exterior

• Parking: 2-car garage (42 x 20); 2-car carport
• Security: Security fencing, lighting and alarms; Security gate; Smoke detectors
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured double-wide home; One level; East-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a double wide manufactured home
• Exterior features: Covered rear porch; Private mailbox; Rain gutters; Storage; Shed(s), workshop; Cleared, landscaped yard with trees; Oversized, private, paved lot; Near public transit; Pasture

Interior

• Kitchen: Cooktop; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Split bedroom floor plan; Thermostat; Vaulted ceilings; Walk-in closets; Inside utility room
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $190k (19.0% below list).
• Recommended offer: $190k (19.0% 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: Chiefland Elementary School (math 53% / reading 50%, grade C-, #1,035 of 2,144 statewide, top 49%, 724 students, 72% FRL); Chiefland Middle High School (math 41% / reading 45%, grade F, #255 of 667 statewide, top 39%, 836 students, 62% FRL).
• 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 $25k of equity ($2k loan paydown + $24k 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 $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 404 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 $64k; list at $235k implies a 267% 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 $190,344 (19.0% below list)

Questions for the listing agent

1. It's been on market 404 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $210,600
• Comps found: 6

Show comp detail 6 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 (+8%)	3mo	$225,000	$148	75
14190 SE 25 St	0.22mi	4/2.0 (+1)	1,456 (+4%)	12mo	$218,500	$150	68
2291 SE 140 Ave	0.45mi	3/2.0	1,493 (+6%)	3mo	$200,000	$134	66
14440 SE 21st Pl	0.62mi	3/2.0	1,475 (+5%)	9mo	$209,990	$142	55
14530 SE 25th St	0.48mi	3/2.0	1,568 (+12%)	12mo	$265,000	$169	48
14250 SE 20th St	0.66mi	3/2.0	1,232 (-12%)	8mo	$185,500	$151	42

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: 25.6%
• Equity multiple: 3.04×
• Total profit: $134,177
• Equity at exit: $211,707

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $389,968
• Equity at exit: $456,553

Cash invested: $65,800 (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: 146
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $99

Break-even live

Break-even rent $1,778

Max offer price $235,000

Occupancy floor 90%

Sensitivity live

Price	-10% $232	-5% $165	+0% $99	+5% $32	+10% $-34
Rent	-10% $-52	-5% $24	+0% $99	+5% $174	+10% $249
Rate	-1.0pp $217	-0.5pp $159	base $99	+0.5pp $38	+1.0pp $-24

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $235,000 Active 404 DOM
2. 2026-06-17
   days on market $235,000 Active 403 DOM
3. 2026-06-16
   days on market $235,000 Active 402 DOM
4. 2026-06-15
   days on market $235,000 Active 401 DOM
5. 2026-06-14
   days on market $235,000 Active 399 DOM
6. 2026-06-13
   days on market $235,000 Active 398 DOM
7. 2026-06-10
   days on market $235,000 Active 396 DOM
8. 2026-06-09
   days on market $235,000 Active 395 DOM
9. 2026-06-08
   days on market $235,000 Active 394 DOM
10. 2026-06-07
    days on market $235,000 Active 393 DOM
11. 2026-06-05
    days on market $235,000 Active 390 DOM
12. 2026-06-03
    days on market $235,000 Active 389 DOM
13. 2026-06-02
    days on market $235,000 Active 388 DOM
14. 2026-06-01
    days on market $235,000 Active 387 DOM
15. 2026-05-31
    days on market $235,000 Active 386 DOM
16. 2026-05-30
    days on market $235,000 Active 385 DOM
17. 2026-05-29
    status Active
18. 2026-04-14
    historical
19. 2026-04-10
    listed $235,000 Active
20. 2026-03-24
    listed $235,000 Active
21. 2026-03-24
    status Active
22. 2026-03-24
    price $235,000
23. 2026-03-17
    historical
24. 2025-10-08
    price $267,977
25. 2025-03-19
    listed $269,900 Active
26. 2020-06-22
    soldstatus $64,000
27. 2020-06-15
    soldstatus $64,000
28. 2020-04-30
    listed $68,000
29. 2005-08-12
    soldstatus $92,000
30. 2005-08-10
    soldstatus $92,000
31. 2005-03-09
    listed $94,900

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$1,055/yr (+$88/mo · 117.9%)

ⓘ 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: $22,841
• − Mortgage interest: −$13,164
• − Property taxes: −$895
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$6,836
• Taxable loss: −$2,883
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $1,878/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

+147.6% since first listed

15 events — show timeline

• 2026-05-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $235,000 DGLMLS
• 2026-03-24 Listed $235,000 RACC
• 2026-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $267,977 Stellar MLS as Distributed by MLS Grid
• 2025-03-19 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2020-06-22 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-15 Sold (Public Records) $64,000 Public Records
• 2020-04-30 Listed $68,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-12 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-10 Sold (Public Records) $92,000 Public Records
• 2005-03-09 Listed $94,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2025): $895 · +25.7% YoY. Source: county tax records.