14251 SE 21st Pl · Williston Highlands, FL 32668

$273,900

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 58 Days on market

Built 2021 2.50 ac lot Est $304k · 10% under

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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).

• ARV discount +12.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.9/10.0

Listing remarks

WELL-MAINTAINED 2021 MANUFACTURED HOME ON 2.5 ACRES IN WILLISTON HIGHLANDS UNIT 5. The Seller is motivated and ready to review offers today! Discover peaceful country living with this beautifully maintained 3-bedroom, 2-bathroom home offering approximately 1,800 sq. ft. of living space, an open-concept layout, and a desirable split floor plan design. Situated on 2.5 acres in Levy County, this move-in-ready property combines rural charm, usable land, and modern comfort. The property is partially cleared with mature planted pine trees, providing privacy, shade, and a scenic natural setting ideal for homesteading, hobby farming, gardening, or enjoying outdoor living. Features include a large c

Key facts

• 2.5 acre lot
• Built 2021
• Listed 58 days

Property features AI

Finance

• Other: Homesteaded; Located on a corner lot in county; Lot has mature landscaping and trees; Lot acreage approximately 2.5 acres; Roads are dirt/limerock on public maintained road
• HOA & community: No HOA/association

Exterior

• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured double-wide home; One level; Home faces south; Residential property
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double-wide manufactured home
• Exterior features: Storage shed(s); Other exterior features

Interior

• Kitchen: Range; Range hood; Microwave; Dishwasher; Refrigerator; Stone countertops; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan with living/dining combo; Split bedroom layout; Stone counters; Walk-in closets; Ventless electric fireplace insert in living room; Water filtration system; Water softener
• Laundry & utility: Washer hookup; Dryer hookup (electric); Indoor laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $274k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (31.2% below list).
• Recommended offer: $188k (31.2% 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: 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: 148 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 $29k of equity ($2k loan paydown + $27k 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.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $274k implies a 2639% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,346 (31.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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: 0.69% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $304,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13741 SE 21st Pl	0.50mi	4/2.0 (+1)	1,791 (-0%)	13mo	$228,900	$128	60
14530 SE 25th St	0.50mi	3/2.0	1,568 (-13%)	12mo	$265,000	$169	45

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: 21.3%
• Equity multiple: 2.73×
• Total profit: $132,333
• Equity at exit: $246,751

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $402,779
• Equity at exit: $532,127

Cash invested: $76,692 (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: 148
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$1,436
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-263

Break-even live

Break-even rent $2,217

Max offer price $227,353

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-186	+0% $-263	+5% $-341	+10% $-419
Rent	-10% $-412	-5% $-338	+0% $-263	+5% $-189	+10% $-115
Rate	-1.0pp $-126	-0.5pp $-194	base $-263	+0.5pp $-334	+1.0pp $-407

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: $68,475
• Closing costs: $8,217
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $273,900 Active 58 DOM
2. 2026-06-18
   days on market $273,900 Active 55 DOM
3. 2026-06-17
   days on market $273,900 Active 54 DOM
4. 2026-06-16
   days on market $273,900 Active 53 DOM
5. 2026-06-15
   days on market $273,900 Active 52 DOM
6. 2026-06-14
   days on market $273,900 Active 50 DOM
7. 2026-06-13
   days on market $273,900 Active 49 DOM
8. 2026-06-10
   days on market $273,900 Active 47 DOM
9. 2026-06-09
   days on market $273,900 Active 46 DOM
10. 2026-06-08
    days on market $273,900 Active 45 DOM
11. 2026-06-07
    pricedays on market $273,900 Active 44 DOM
12. 2026-06-05
    days on market $279,000 Active 41 DOM
13. 2026-06-03
    days on market $279,000 Active 40 DOM
14. 2026-06-02
    days on market $279,000 Active 39 DOM
15. 2026-06-01
    days on market $279,000 Active 38 DOM
16. 2026-05-31
    days on market $279,000 Active 37 DOM
17. 2026-05-30
    days on market $279,000 Active 36 DOM
18. 2026-05-22
    price $279,000
19. 2026-05-08
    price $285,000
20. 2026-04-24
    status Active
21. 2026-04-24
    listed $290,000 Active
22. 2019-05-21
    soldstatus $10,000
23. 2004-09-03
    soldstatus $6,800

ⓘ 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: $2,411 · $201/mo
• Projected year-2 tax: $2,411 · $201/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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,602
• − Mortgage interest: −$15,343
• − Property taxes: −$2,411
• − Insurance: −$1,370
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$7,968
• Taxable loss: −$8,106
• Est. tax savings @ 24.0%: +$1,945
• After-tax cash flow: $-1,216/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

+4002.9% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-21 Sold (Public Records) $10,000 Public Records
• 2004-09-03 Sold (Public Records) $6,800 Public Records

Property tax history

+29.0%/yr

Latest (2025): $2,411 · +13.3% YoY. Source: county tax records.