12531 NE 18 St · Williston Highlands, FL 32696

$182,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 386 Days on market

Built 2001 Est $177k · at est.

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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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +6.3/15.0
• 1% rule +5.6/10.0
• 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

Opportunity meets country living! This manufactured home with porch, situated on 1 acre of agricultural/residential land, offers space, privacy, and income potential. Originally designed as a 3-bedroom, 2-bath home, it is currently configured as two separate studio-style living spaces, each with its own living area, kitchen, bedroom, bathroom, and own entrance—suitable for rental income or Airbnb potential. One side could rent for approximately $700–$800/ month. Prefer a traditional layout? The seller is willing to convert the home back to its original 3BR/2BA floor plan if desired. Enjoy plenty of room for gardening, animals, workshops, garages, or additional outdoor projects. Four years ago, the home underwent a complete renovation, including a new roof. The septic system and water pump were also replaced, and the air conditioning unit is only three years old. Suitable for buyers seeking country living with built-in income opportunity.

Key facts

• Fish pond
• Open terrace
• Covered carport

Tags

• 1 ACRE OF LAND
• ENCLOSED TERRACE
• OPEN TERRACE
• FISH POND
• COVERED CARPORT
• OUTSIDE CONVENIENT STORAGE

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditional approval
• HOA & community: Association fee billed annually

Exterior

• Parking: 2 covered parking spaces; 2-car carport
• Utilities: Well water; Septic tank
• Home design: Single-story; Faces east; Resale mobile home (Williston HL model)
• Construction: Frame construction
• Exterior features: Balcony; Open balcony/porch; Fence; Exterior lighting

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; First floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $182k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $160k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 386 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $107k; list at $182k implies a 70% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 days. Have you received any prior offers? Is the seller open to a 12% 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: 8.76%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $177,216
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12150 NE 15 St	0.54mi	3/2.0	1,404 (+12%)	2mo	$200,000	$142	52
12130 NE 15th St	0.56mi	3/2.0	1,168 (-6%)	13mo	$162,000	$139	52
12891 NE 14th St	0.53mi	3/2.0	1,352 (+8%)	16mo	$195,000	$144	48

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,663
• Equity at exit: $27,137

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $25,636
• Equity at exit: $15,736

Cash invested: $50,960 (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: $1,920 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $375

Break-even live

Break-even rent $1,446

Max offer price $182,000

Occupancy floor 75%

Sensitivity live

Price	-10% $478	-5% $426	+0% $375	+5% $323	+10% $272
Rent	-10% $223	-5% $299	+0% $375	+5% $451	+10% $527
Rate	-1.0pp $466	-0.5pp $421	base $375	+0.5pp $328	+1.0pp $280

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $182,000 Active 386 DOM
2. 2026-06-18
   days on market $182,000 Active 383 DOM
3. 2026-06-17
   days on market $182,000 Active 382 DOM
4. 2026-06-16
   days on market $182,000 Active 381 DOM
5. 2026-06-15
   days on market $182,000 Active 380 DOM
6. 2026-06-14
   days on market $182,000 Active 378 DOM
7. 2026-06-13
   days on market $182,000 Active 377 DOM
8. 2026-06-10
   days on market $182,000 Active 375 DOM
9. 2026-06-09
   days on market $182,000 Active 374 DOM
10. 2026-06-08
    days on market $182,000 Active 373 DOM
11. 2026-06-07
    days on market $182,000 Active 372 DOM
12. 2026-06-05
    days on market $182,000 Active 369 DOM
13. 2026-06-03
    days on market $182,000 Active 368 DOM
14. 2026-06-02
    days on market $182,000 Active 367 DOM
15. 2026-06-01
    days on market $182,000 Active 366 DOM
16. 2026-05-31
    days on market $182,000 Active 365 DOM
17. 2026-05-30
    pricedays on market $182,000 Active 364 DOM
18. 2026-03-11
    listed $189,900 Active 963-char remark

    Show marketing remark (961 chars)

    Opportunity meets country living! This manufactured home with porch, situated on 1 acre of agricultural/residential land, offers space, privacy, and income potential. Originally designed as a 3-bedroom, 2-bath home, it is currently configured as two separate studio-style living spaces, each with its own living area, kitchen, bedroom, bathroom, and private entrance—ideal for rental income or Airbnb potential. One side could rent for approximately $700–$800/ month. Prefer a traditional layout? The seller is willing to convert the home back to its original 3BR/2BA floor plan if desired. Enjoy plenty of room for gardening, animals, workshops, garages, or additional outdoor projects. Four years ago, the home underwent a complete renovation, including a new roof. The septic system and water pump were also replaced, and the air conditioning unit is only three years old. Ideal for buyers seeking country living with built-in income opportunity.

19. 2026-03-11
    listed $189,900 Active 961-char remark

    Show marketing remark (961 chars)

    Opportunity meets country living! This manufactured home with porch, situated on 1 acre of agricultural/residential land, offers space, privacy, and income potential. Originally designed as a 3-bedroom, 2-bath home, it is currently configured as two separate studio-style living spaces, each with its own living area, kitchen, bedroom, bathroom, and private entrance—ideal for rental income or Airbnb potential. One side could rent for approximately $700–$800/ month. Prefer a traditional layout? The seller is willing to convert the home back to its original 3BR/2BA floor plan if desired. Enjoy plenty of room for gardening, animals, workshops, garages, or additional outdoor projects. Four years ago, the home underwent a complete renovation, including a new roof. The septic system and water pump were also replaced, and the air conditioning unit is only three years old. Ideal for buyers seeking country living with built-in income opportunity.

20. 2026-01-10
    price $189,900
21. 2025-10-21
    price $195,000
22. 2025-08-04
    price $198,000
23. 2025-05-31
    listed $215,000 Active
24. 2025-04-05
    historical
25. 2025-01-13
    price $204,999
26. 2024-11-26
    listed $219,999 Active
27. 2024-11-03
    historical
28. 2024-05-20
    price $210,000
29. 2023-11-03
    listed $219,999 Active
30. 2022-04-22
    soldstatus $107,000
31. 2022-04-21
    soldstatus $107,000 Closed
32. 2022-03-29
    status Pending
33. 2022-03-17
    listed $120,000 Active
34. 2017-09-29
    soldstatus $53,000
35. 2017-09-29
    soldstatus $53,000
36. 2017-08-10
    listed $59,000

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,511 · $126/mo
• Expected delta: +$165/yr (+$14/mo · 12.3%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,046
• − Mortgage interest: −$10,195
• − Property taxes: −$1,345
• − Insurance: −$910
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$5,295
• Taxable income: $1,614
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $4,110/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): 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

+221.9% since first listed

19 events — show timeline

• 2026-03-11 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $189,900 RACC
• 2026-01-10 Price Changed $189,900 MARMLS
• 2025-10-21 Price Changed $195,000 MARMLS
• 2025-08-04 Price Changed $198,000 MARMLS
• 2025-05-31 Listed $215,000 MARMLS
• 2025-04-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-13 Price Changed $204,999 Stellar MLS as Distributed by MLS Grid
• 2024-11-26 Listed $219,999 Stellar MLS as Distributed by MLS Grid
• 2024-11-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-03 Listed $219,999 Stellar MLS as Distributed by MLS Grid
• 2022-04-22 Sold (Public Records) $107,000 Public Records
• 2022-04-21 Sold (MLS) $107,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-17 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2017-09-29 Sold (Public Records) $53,000 Public Records
• 2017-09-29 Sold (MLS) $53,000 Stellar MLS as Distributed by MLS Grid
• 2017-08-10 Listed $59,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2025): $1,345 · +19.6% YoY. Source: county tax records.