14395 NE 50th Pl · Williston Highlands, FL 32696

$179,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 65 Days on market

Built 1992 0.46 ac lot Est $166k · 8% over

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Why this score? — see what drove the C- 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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• ARV discount +3.9/15.0
• Schools +3.6/10.0
• 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

Welcome to this charming home nestled on just under a half-acre in Williston! This 3 bedroom, 2 bath Spring Hill by Fleetwood Model double-wide features a metal roof and 2019 Trane HVAC. Stepping in the front door you’ll be greeted by a welcoming and spacious, open living room and dining area with vaulted ceilings. From the dining room, a pass-through kitchen bar seamlessly connects to the large kitchen which has space for a table and eat-in area for enjoying breakfast or a morning cup of coffee. The kitchen also features ample cabinets and a delightful window over the kitchen sink that overlooks the large, fenced backyard. Off the kitchen is the primary owner’s suite bedroom with double doors opening to the master bathroom featuring a garden tub, double sink vanity, and stand-up shower. The other two bedrooms on the other side of the home next to the hall bathroom also feature large closets. Behind the home is a large concrete patio area and a storage shed in the backyard. Enjoy having 0.46 acres while being convenient to shops and restaurants in Williston! Don’t miss your opportunity to see this fantastic home and property! Schedule your showing today!

Key facts

• 0.46 acre lot
• Built 1992
• Listed 64 days

Property features AI

Finance

• Other: Lot size approximately 0.46 acre (0.25–0.5 acre range)
• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Utilities: Septic tank; Cable available; Electricity connected; No public water source
• Home design: Manufactured double-wide home; One story; East-facing
• Construction: Wood siding; Metal roof; Crawlspace foundation; Building area listed as 1,772 sq ft
• Exterior features: Limerock road surface

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Split bedroom layout; Thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.0% in Williston Highlands — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 359 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 $1k of loan paydown is wiped out by about $5k 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 65 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $121k; 48% 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; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.06% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $165,888
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4931 NE 141st Ave	0.30mi	3/2.0	1,128 (-2%)	2mo	$161,950	$144	81

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-8,526
• Equity at exit: $26,689

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $18,924
• Equity at exit: $15,477

Cash invested: $50,120 (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: 359
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $322

Break-even live

Break-even rent $1,490

Max offer price $179,000

Occupancy floor 78%

Sensitivity live

Price	-10% $423	-5% $372	+0% $322	+5% $271	+10% $220
Rent	-10% $172	-5% $247	+0% $322	+5% $397	+10% $472
Rate	-1.0pp $412	-0.5pp $367	base $322	+0.5pp $275	+1.0pp $228

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $179,000 Active 65 DOM
2. 2026-06-18
   days on market $179,000 Active 62 DOM
3. 2026-06-17
   days on market $179,000 Active 61 DOM
4. 2026-06-16
   days on market $179,000 Active 60 DOM
5. 2026-06-15
   days on market $179,000 Active 59 DOM
6. 2026-06-14
   days on market $179,000 Active 57 DOM
7. 2026-06-13
   days on market $179,000 Active 56 DOM
8. 2026-06-10
   days on market $179,000 Active 54 DOM
9. 2026-06-09
   days on market $179,000 Active 53 DOM
10. 2026-06-08
    days on market $179,000 Active 52 DOM
11. 2026-06-07
    days on market $179,000 Active 51 DOM
12. 2026-06-05
    days on market $179,000 Active 48 DOM
13. 2026-06-03
    days on market $179,000 Active 47 DOM
14. 2026-06-02
    days on market $179,000 Active 46 DOM
15. 2026-06-01
    days on market $179,000 Active 45 DOM
16. 2026-05-31
    days on market $179,000 Active 44 DOM
17. 2026-05-30
    days on market $179,000 Active 43 DOM
18. 2026-04-17
    listed $179,000 Active
19. 2023-12-21
    soldstatus $121,300
20. 2023-12-20
    soldstatus $121,250 Closed 1190-char remark

    Show marketing remark (1190 chars)

    Welcome to this charming home nestled on just under a half-acre in Williston! This 3 bedroom, 2 bath Spring Hill by Fleetwood Model double-wide features a metal roof and 2019 Trane HVAC. Stepping in the front door you’ll be greeted by a welcoming and spacious, open living room and dining area with vaulted ceilings. From the dining room, a pass-through kitchen bar seamlessly connects to the large kitchen which has space for a table and eat-in area for enjoying breakfast or a morning cup of coffee. The kitchen also features ample cabinets and a delightful window over the kitchen sink that overlooks the large, fenced backyard. Off the kitchen is the primary owner’s suite bedroom with double doors opening to the master bathroom featuring a garden tub, double sink vanity, and stand-up shower. The other two bedrooms on the other side of the home next to the hall bathroom also feature large closets. Behind the home is a large concrete patio area and a storage shed in the backyard. Enjoy having 0.46 acres while being convenient to shops and restaurants in Williston! Don’t miss your opportunity to see this fantastic home and property! Schedule your showing today!

21. 2023-12-05
    status Pending 1190-char remark

    Show marketing remark (1190 chars)

    Welcome to this charming home nestled on just under a half-acre in Williston! This 3 bedroom, 2 bath Spring Hill by Fleetwood Model double-wide features a metal roof and 2019 Trane HVAC. Stepping in the front door you’ll be greeted by a welcoming and spacious, open living room and dining area with vaulted ceilings. From the dining room, a pass-through kitchen bar seamlessly connects to the large kitchen which has space for a table and eat-in area for enjoying breakfast or a morning cup of coffee. The kitchen also features ample cabinets and a delightful window over the kitchen sink that overlooks the large, fenced backyard. Off the kitchen is the primary owner’s suite bedroom with double doors opening to the master bathroom featuring a garden tub, double sink vanity, and stand-up shower. The other two bedrooms on the other side of the home next to the hall bathroom also feature large closets. Behind the home is a large concrete patio area and a storage shed in the backyard. Enjoy having 0.46 acres while being convenient to shops and restaurants in Williston! Don’t miss your opportunity to see this fantastic home and property! Schedule your showing today!

22. 2023-11-30
    listed $127,500 Active 1190-char remark

    Show marketing remark (1190 chars)

    Welcome to this charming home nestled on just under a half-acre in Williston! This 3 bedroom, 2 bath Spring Hill by Fleetwood Model double-wide features a metal roof and 2019 Trane HVAC. Stepping in the front door you’ll be greeted by a welcoming and spacious, open living room and dining area with vaulted ceilings. From the dining room, a pass-through kitchen bar seamlessly connects to the large kitchen which has space for a table and eat-in area for enjoying breakfast or a morning cup of coffee. The kitchen also features ample cabinets and a delightful window over the kitchen sink that overlooks the large, fenced backyard. Off the kitchen is the primary owner’s suite bedroom with double doors opening to the master bathroom featuring a garden tub, double sink vanity, and stand-up shower. The other two bedrooms on the other side of the home next to the hall bathroom also feature large closets. Behind the home is a large concrete patio area and a storage shed in the backyard. Enjoy having 0.46 acres while being convenient to shops and restaurants in Williston! Don’t miss your opportunity to see this fantastic home and property! Schedule your showing today!

23. 2020-05-07
    soldstatus $64,000
24. 2020-05-06
    soldstatus $64,000 133-char remark

    Show marketing remark (133 chars)

    Well kept double wide on . 46 acres, garage/workshop. Front and back yards are fenced with grilling area and outside sink with water.

25. 2020-03-10
    listed $64,000 133-char remark

    Show marketing remark (133 chars)

    Well kept double wide on . 46 acres, garage/workshop. Front and back yards are fenced with grilling area and outside sink with water.

ⓘ 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: $1,963 · $164/mo
• Projected year-2 tax: $1,963 · $164/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 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 19 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: $22,763
• − Mortgage interest: −$10,027
• − Property taxes: −$1,963
• − Insurance: −$895
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$5,207
• Taxable income: $1,029
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $3,613/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

• 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

+179.7% since first listed

8 events — show timeline

• 2026-04-17 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-21 Sold (Public Records) $121,300 Public Records
• 2023-12-20 Sold (MLS) $121,250 Stellar MLS as Distributed by MLS Grid
• 2023-12-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-30 Listed $127,500 Stellar MLS as Distributed by MLS Grid
• 2020-05-07 Sold (Public Records) $64,000 Public Records
• 2020-05-06 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-10 Listed $64,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.1%/yr

Latest (2025): $1,963 · +13.8% YoY. Source: county tax records.