14050 SE 20 St · Williston Highlands, FL 32668

$180,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 51 Days on market

Built 2005 1.25 ac lot Est $219k · 18% under

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Why this score? — see what drove the A- 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 +28.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +7.2/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully renovated mobile home on 1.25 acres in Morriston! This is a newly refurbished home placed on this property with everything in excellent working condition just having passed all Levy county permitting inspections. Come off a dirt road onto a small driveway. Park your car and walk inside to a spacious living room. Enjoy meals with your family in a wide open kitchen. Walk out the back door to a wide open back yard great for summer barbecues. In a peaceful setting, this rural mobile home is sure to fit your needs!

Key facts

• Open floor plan
• Ensuite bath
• Cozy family room

Tags

• OPEN FLOOR PLAN
• COZY FAMILY ROOM
• FIREPLACE
• GENEROUS CLOSET SPACE
• ENSUITE BATH

Property features AI

Finance

• Other: Homestead exempt; Zoned R
• HOA & community: No association; Pets allowed; Located in Williston Highlands development

Exterior

• Parking: Circular driveway
• Utilities: Well water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured double-wide home; One story; Faces east; Model year 2005; Completed condition
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Private mailbox; Shed(s); Cleared lot; Limerock road access; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Ceiling fans; Open floorplan; Split bedroom layout; Blinds
• Laundry & utility: Laundry room; Washer; Dryer; Inside utility / family room area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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-, 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: Joyce M. Bullock Elementary School (662 students, 70% FRL); Williston Middle High School (math 44% / reading 36%, grade F, #296 of 667 statewide, top 45%, 1,119 students, 60% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $136k; 33% 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; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.22% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $218,700
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2291 SE 140 Ave	0.21mi	3/2.0	1,493 (-8%)	3mo	$200,000	$134	75
14291 SE 26th St	0.57mi	3/2.0	1,516 (-6%)	3mo	$225,000	$148	60
14440 SE 21st Pl	0.41mi	3/2.0	1,475 (-9%)	9mo	$209,990	$142	58
13741 SE 21st Pl	0.30mi	4/2.0 (+1)	1,791 (+11%)	12mo	$228,900	$128	53
14530 SE 25th St	0.70mi	3/2.0	1,568 (-3%)	12mo	$265,000	$169	52
2250 SE 134th Ter	0.66mi	3/2.0	1,800 (+11%)	6mo	$224,000	$124	46
14190 SE 25 St	0.51mi	4/2.0 (+1)	1,456 (-10%)	12mo	$218,500	$150	44
13411 SE 21st Pl	0.69mi	4/2.0 (+1)	1,780 (+10%)	5mo	$240,900	$135	43
13431 SE 21st Pl	0.57mi	3/2.0	1,387 (-14%)	9mo	$169,900	$122	42

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: 34.1%
• Equity multiple: 3.65×
• Total profit: $133,762
• Equity at exit: $162,158

10-year hold

• IRR: 29.4%
• Equity multiple: 8.26×
• Total profit: $365,787
• Equity at exit: $349,700

Cash invested: $50,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$158 /mo · $1,895/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $561

Break-even live

Break-even rent $1,490

Max offer price $180,000

Occupancy floor 70%

Sensitivity live

Price	-10% $663	-5% $612	+0% $561	+5% $510	+10% $459
Rent	-10% $387	-5% $474	+0% $561	+5% $648	+10% $735
Rate	-1.0pp $652	-0.5pp $607	base $561	+0.5pp $514	+1.0pp $467

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14651 SE 10th St Williston, FL	2.0	2.0	1101	$2,200	$2.00	22d	1	1.17mi

Listing history 33 events

1. 2026-06-21
   pricedays on market $180,000 Active 51 DOM
2. 2026-06-18
   days on market $195,500 Active 48 DOM
3. 2026-06-17
   days on market $195,500 Active 47 DOM
4. 2026-06-16
   days on market $195,500 Active 46 DOM
5. 2026-06-15
   days on market $195,500 Active 45 DOM
6. 2026-06-14
   days on market $195,500 Active 43 DOM
7. 2026-06-13
   pricedays on market $195,500 Active 42 DOM
8. 2026-06-10
   days on market $210,000 Active 40 DOM
9. 2026-06-09
   days on market $210,000 Active 39 DOM
10. 2026-06-08
    days on market $210,000 Active 38 DOM
11. 2026-06-07
    days on market $210,000 Active 37 DOM
12. 2026-06-05
    days on market $210,000 Active 34 DOM
13. 2026-06-03
    days on market $210,000 Active 33 DOM
14. 2026-06-02
    days on market $210,000 Active 32 DOM
15. 2026-06-01
    days on market $210,000 Active 31 DOM
16. 2026-05-31
    days on market $210,000 Active 30 DOM
17. 2026-05-30
    days on market $210,000 Active 29 DOM
18. 2026-05-15
    price $210,000
19. 2026-05-01
    listed $230,000 Active
20. 2022-01-28
    soldstatus $135,700
21. 2022-01-21
    soldstatus $135,625 Closed 527-char remark

    Show marketing remark (527 chars)

    Beautifully renovated mobile home on 1.25 acres in Morriston! This is a newly refurbished home placed on this property with everything in excellent working condition just having passed all Levy county permitting inspections. Come off a dirt road onto a small driveway. Park your car and walk inside to a spacious living room. Enjoy meals with your family in a wide open kitchen. Walk out the back door to a wide open back yard great for summer barbecues. In a peaceful setting, this rural mobile home is sure to fit your needs!

22. 2021-11-10
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Beautifully renovated mobile home on 1.25 acres in Morriston! This is a newly refurbished home placed on this property with everything in excellent working condition just having passed all Levy county permitting inspections. Come off a dirt road onto a small driveway. Park your car and walk inside to a spacious living room. Enjoy meals with your family in a wide open kitchen. Walk out the back door to a wide open back yard great for summer barbecues. In a peaceful setting, this rural mobile home is sure to fit your needs!

23. 2021-10-29
    status Active 527-char remark

    Show marketing remark (527 chars)

    Beautifully renovated mobile home on 1.25 acres in Morriston! This is a newly refurbished home placed on this property with everything in excellent working condition just having passed all Levy county permitting inspections. Come off a dirt road onto a small driveway. Park your car and walk inside to a spacious living room. Enjoy meals with your family in a wide open kitchen. Walk out the back door to a wide open back yard great for summer barbecues. In a peaceful setting, this rural mobile home is sure to fit your needs!

24. 2021-10-18
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Beautifully renovated mobile home on 1.25 acres in Morriston! This is a newly refurbished home placed on this property with everything in excellent working condition just having passed all Levy county permitting inspections. Come off a dirt road onto a small driveway. Park your car and walk inside to a spacious living room. Enjoy meals with your family in a wide open kitchen. Walk out the back door to a wide open back yard great for summer barbecues. In a peaceful setting, this rural mobile home is sure to fit your needs!

25. 2021-10-14
    price $129,750 527-char remark

    Show marketing remark (527 chars)

    Beautifully renovated mobile home on 1.25 acres in Morriston! This is a newly refurbished home placed on this property with everything in excellent working condition just having passed all Levy county permitting inspections. Come off a dirt road onto a small driveway. Park your car and walk inside to a spacious living room. Enjoy meals with your family in a wide open kitchen. Walk out the back door to a wide open back yard great for summer barbecues. In a peaceful setting, this rural mobile home is sure to fit your needs!

26. 2021-09-16
    price $137,500 527-char remark

    Show marketing remark (527 chars)

    Beautifully renovated mobile home on 1.25 acres in Morriston! This is a newly refurbished home placed on this property with everything in excellent working condition just having passed all Levy county permitting inspections. Come off a dirt road onto a small driveway. Park your car and walk inside to a spacious living room. Enjoy meals with your family in a wide open kitchen. Walk out the back door to a wide open back yard great for summer barbecues. In a peaceful setting, this rural mobile home is sure to fit your needs!

27. 2021-09-16
    price $500 527-char remark

    Show marketing remark (527 chars)

    Beautifully renovated mobile home on 1.25 acres in Morriston! This is a newly refurbished home placed on this property with everything in excellent working condition just having passed all Levy county permitting inspections. Come off a dirt road onto a small driveway. Park your car and walk inside to a spacious living room. Enjoy meals with your family in a wide open kitchen. Walk out the back door to a wide open back yard great for summer barbecues. In a peaceful setting, this rural mobile home is sure to fit your needs!

28. 2021-09-12
    listed $164,750 Active 527-char remark

    Show marketing remark (527 chars)

    Beautifully renovated mobile home on 1.25 acres in Morriston! This is a newly refurbished home placed on this property with everything in excellent working condition just having passed all Levy county permitting inspections. Come off a dirt road onto a small driveway. Park your car and walk inside to a spacious living room. Enjoy meals with your family in a wide open kitchen. Walk out the back door to a wide open back yard great for summer barbecues. In a peaceful setting, this rural mobile home is sure to fit your needs!

29. 2021-07-30
    soldstatus $80,000
30. 2020-06-04
    historical
31. 2020-05-28
    listed $12,000
32. 2019-12-05
    soldstatus $7,300
33. 2019-10-22
    listed $8,125

ⓘ 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: $1,895 · $158/mo
• Projected year-2 tax: $1,895 · $158/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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$10,083
• − Property taxes: −$1,895
• − Insurance: −$900
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,236
• Taxable income: $4,061
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $5,759/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

+2484.6% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-28 Sold (Public Records) $135,700 Public Records
• 2022-01-21 Sold (MLS) $135,625 Stellar MLS as Distributed by MLS Grid
• 2021-11-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-14 Price Changed $129,750 Stellar MLS as Distributed by MLS Grid
• 2021-09-16 Price Changed $137,500 Stellar MLS as Distributed by MLS Grid
• 2021-09-16 Price Changed $500 Stellar MLS as Distributed by MLS Grid
• 2021-09-12 Listed $164,750 Stellar MLS as Distributed by MLS Grid
• 2021-07-30 Sold (Public Records) $80,000 Public Records
• 2020-06-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-05-28 Listed $12,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-05 Sold (MLS) $7,300 Stellar MLS as Distributed by MLS Grid
• 2019-10-22 Listed $8,125 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.9%/yr

Latest (2025): $1,895 · +15.4% YoY. Source: county tax records.