11050 NW 107th Ter · Manatee Road, FL 32626

$120,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 31 Days on market

Built 1960 0.46 ac lot Est $186k · 36% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Chiefland, this 2 bedroom, 1 bath home sits on a spacious . 46-acre lot and offers plenty of potential for the right buyer. The property is fully fenced and features a screened-in front porch, perfect for enjoying peaceful mornings and relaxing evenings. A covered carport provides convenient parking, while the detached screened room with attached storage and additional shed offer extra space for hobbies, tools, or outdoor equipment. The home does need some TLC, making it a great opportunity for investors, first-time buyers, or anyone looking to add their personal touch. Conveniently located near local shopping, restaurants, schools, and medical facilities, this property also offers easy access to some of North Florida's best outdoor recreation. Enjoy nearby natural springs, the Suwannee River, and the Gulf Coast for boating, fishing, and kayaking adventures. With its great location and large lot, this property has endless possibilities.

Key facts

• Fully fenced
• Covered carport
• Attached storage

Tags

• FULLY FENCED
• SCREENED-IN FRONT PORCH
• COVERED CARPORT
• DETACHED SCREENED ROOM
• ATTACHED STORAGE
• ADDITIONAL SHED

Property features AI

Finance

• Other: Property type: Single family residence; Lot size approximately 0.46 acres (about 1/4 to less than 1/2 acre); One well and one septic on the property; Other structures include shed(s) and storage
• Financial info: No lease restrictions reported
• HOA & community: No homeowners association indicated

Exterior

• Parking: Carport with 2 spaces
• Security: Private mailbox
• Utilities: Well water; Septic tank; Broadband/High-speed internet available
• Home design: Single family residence; Residential property; One story; East-facing entry
• Construction: Vinyl siding; Metal roof; Slab foundation; Built as completed construction
• Exterior features: Mature landscaping; Paved road access; Front screened porch; French doors; Private mailbox

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 2 bedrooms
• Flooring: Concrete; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Thermostat; French doors; Screened front porch; Private mailbox
• Laundry & utility: Washer hookup; Electric dryer hookup; Shed(s) and storage outbuildings

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.8% in Manatee Road — 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 59/100 on livability (#815 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, schools F, 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.
• Market conditions: 199 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $55k; list at $120k implies a 117% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.42% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.20%
• DSCR: 1.85
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $186,480
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11350 NW 108th Ter	0.30mi	2/1.0	1,040 (+3%)	4mo	$110,000	$106	77
11171 NW 107th Ter	0.13mi	3/1.0 (+1)	1,080 (+7%)	14mo	$199,900	$185	66

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $14,809
• Equity at exit: $17,892

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $57,035
• Equity at exit: $10,375

Cash invested: $33,600 (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: 199
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$127 /mo · $1,518/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $538

Break-even live

Break-even rent $1,020

Max offer price $120,000

Occupancy floor 63%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 31 DOM
2. 2026-06-17
   days on market $120,000 Active 30 DOM
3. 2026-06-16
   days on market $120,000 Active 29 DOM
4. 2026-06-15
   days on market $120,000 Active 28 DOM
5. 2026-06-14
   days on market $120,000 Active 26 DOM
6. 2026-06-13
   days on market $120,000 Active 25 DOM
7. 2026-06-10
   days on market $120,000 Active 23 DOM
8. 2026-06-09
   days on market $120,000 Active 22 DOM
9. 2026-06-08
   days on market $120,000 Active 21 DOM
10. 2026-06-07
    days on market $120,000 Active 20 DOM
11. 2026-06-05
    days on market $120,000 Active 17 DOM
12. 2026-06-03
    days on market $120,000 Active 16 DOM
13. 2026-06-02
    days on market $120,000 Active 15 DOM
14. 2026-06-01
    days on market $120,000 Active 14 DOM
15. 2026-05-31
    days on market $120,000 Active 13 DOM
16. 2026-05-30
    days on market $120,000 Active 12 DOM
17. 2026-05-18
    listed $120,000 Active 974-char remark

    Show marketing remark (974 chars)

    Located in the heart of Chiefland, this 2 bedroom, 1 bath home sits on a spacious . 46-acre lot and offers plenty of potential for the right buyer. The property is fully fenced and features a screened-in front porch, perfect for enjoying peaceful mornings and relaxing evenings. A covered carport provides convenient parking, while the detached screened room with attached storage and additional shed offer extra space for hobbies, tools, or outdoor equipment. The home does need some TLC, making it a great opportunity for investors, first-time buyers, or anyone looking to add their personal touch. Conveniently located near local shopping, restaurants, schools, and medical facilities, this property also offers easy access to some of North Florida's best outdoor recreation. Enjoy nearby natural springs, the Suwannee River, and the Gulf Coast for boating, fishing, and kayaking adventures. With its great location and large lot, this property has endless possibilities.

18. 2026-05-18
    listed $120,000 Active

    Show marketing remark (974 chars)

    Located in the heart of Chiefland, this 2 bedroom, 1 bath home sits on a spacious . 46-acre lot and offers plenty of potential for the right buyer. The property is fully fenced and features a screened-in front porch, perfect for enjoying peaceful mornings and relaxing evenings. A covered carport provides convenient parking, while the detached screened room with attached storage and additional shed offer extra space for hobbies, tools, or outdoor equipment. The home does need some TLC, making it a great opportunity for investors, first-time buyers, or anyone looking to add their personal touch. Conveniently located near local shopping, restaurants, schools, and medical facilities, this property also offers easy access to some of North Florida's best outdoor recreation. Enjoy nearby natural springs, the Suwannee River, and the Gulf Coast for boating, fishing, and kayaking adventures. With its great location and large lot, this property has endless possibilities.

19. 2021-07-27
    soldstatus $55,200
20. 2010-06-03
    soldstatus $47,000
21. 1996-05-01
    soldstatus $39,954

ⓘ 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: $1,518 · $127/mo
• Projected year-2 tax: $1,518 · $127/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,407
• − Mortgage interest: −$6,722
• − Property taxes: −$1,518
• − Insurance: −$600
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$3,491
• Taxable income: $4,811
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $5,297/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 — Manatee Road

• Score: 59/100
• State rank: #815
• US rank: #19826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manatee Road, 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

+200.3% since first listed

5 events — show timeline

• 2026-05-18 Listed $120,000 DGLMLS
• 2026-05-18 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-27 Sold (Public Records) $55,200 Public Records
• 2010-06-03 Sold (Public Records) $47,000 Public Records
• 1996-05-01 Sold (Public Records) $39,954 Public Records

Property tax history

+15.0%/yr

Latest (2025): $1,518 · +19.6% YoY. Source: county tax records.