4667 NE 140th Ct · Williston Highlands, FL 32696

$69,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 22 Days on market

Built 1992 0.30 ac lot Est $118k · 42% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this charming 2-bedroom, 2-bath home located on 0.30 acres in the peaceful area of Williston. Offering a great blend of comfort and country living, this property is perfect for a primary residence, weekend getaway, or investment opportunity. Inside, you’ll find a functional layout with comfortable living spaces and plenty of natural light. Outside, the spacious yard provides room for outdoor activities, gardening, pets, or future improvements. Conveniently located just a short drive from downtown Williston, you’ll enjoy easy access to local shopping, dining, schools, and some of North Central Florida’s beautiful natural attractions, including nearby springs, par

Key facts

• Spacious yard
• Natural light
• Dining

Tags

• SPACIOUS YARD
• NATURAL LIGHT
• SHORT DRIVE FROM DOWNTOWN
• LOCAL SHOPPING
• DINING
• SCHOOLS

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Zoning: MH; Lot size approximately 0.3 acres (1/4 to less than 1/2 acre); One well and one septic on property; Unfurnished; No lease restrictions
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank; Other utilities
• Home design: Manufactured home (single wide); One level; Faces west
• Construction: Metal roof; Other construction materials; Other foundation details; Built on one level
• Exterior features: Other exterior features; Asphalt road access

Interior

• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Wall/Window unit cooling
• Interior features: Other interior features
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 5.9% 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-, 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: 358 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $69k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.35% ✓
• Cap rate: 19.97%
• Cash-on-cash: 48.86%
• DSCR: 3.17
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $118,272
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4485 NE 140th Ct	0.19mi	2/1.5	888 (-4%)	14mo	$65,000	$73	71
14161 NE 49th Ln	0.36mi	3/2.0 (+1)	952 (+3%)	4mo	$122,000	$128	70
5030 NE 143rd Ave	0.46mi	2/2.0	924 (0%)	12mo	$118,000	$128	69
14151 NE 49th Ln	0.35mi	3/2.0 (+1)	958 (+4%)	6mo	$129,000	$135	68
4890 NE 141st Ave	0.23mi	2/2.0	868 (-6%)	17mo	$173,000	$199	65

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: 41.8%
• Equity multiple: 2.80×
• Total profit: $34,766
• Equity at exit: $10,288

10-year hold

• IRR: 48.0%
• Equity multiple: 5.64×
• Total profit: $89,647
• Equity at exit: $5,966

Cash invested: $19,320 (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: 358
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $720

Break-even live

Break-even rent $709

Max offer price $69,000

Occupancy floor 51%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $69,000 Active 22 DOM
2. 2026-06-17
   days on market $69,000 Active 21 DOM
3. 2026-06-16
   days on market $69,000 Active 20 DOM
4. 2026-06-15
   days on market $69,000 Active 19 DOM
5. 2026-06-14
   days on market $69,000 Active 17 DOM
6. 2026-06-13
   days on market $69,000 Active 16 DOM
7. 2026-06-10
   days on market $69,000 Active 14 DOM
8. 2026-06-09
   days on market $69,000 Active 13 DOM
9. 2026-06-08
   days on market $69,000 Active 12 DOM
10. 2026-06-07
    days on market $69,000 Active 11 DOM
11. 2026-06-05
    days on market $69,000 Active 8 DOM
12. 2026-06-03
    days on market $69,000 Active 7 DOM
13. 2026-06-02
    days on market $69,000 Active 6 DOM
14. 2026-06-01
    days on market $69,000 Active 5 DOM
15. 2026-05-31
    days on market $69,000 Active 4 DOM
16. 2026-05-30
    days on market $69,000 Active 3 DOM
17. 2026-05-27
    listed $69,000 Active
18. 2016-11-18
    soldstatus $25,000

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,238 · $103/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,450
• − Mortgage interest: −$3,865
• − Property taxes: −$1,238
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,007
• Taxable income: $8,085
• Est. tax owed @ 24.0%: −$1,940
• After-tax cash flow: $6,702/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

+176.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-18 Sold (Public Records) $25,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $1,238 · +21.3% YoY. Source: county tax records.