225 NE 543rd Ave · Bell, FL 32680

$229,500

3 bd · 2.0 ba · 1,458 sqft · Manufactured public records · 14 Days on market

Built 2015 1.51 ac lot Est $162k · 42% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to peaceful country living in Old Town, Florida! This well-maintained 3-bedroom, 2-bath home sits on 1.5 gated and cross-fenced acres, offering the perfect blend of comfort, functionality, and outdoor enjoyment. Inside, you'll love the open-concept layout designed for easy living and entertaining, along with spacious bedrooms featuring walk-in closets and a large walk-in pantry for added storage and convenience. Step outside to enjoy the beautiful concrete patio — the perfect place for relaxing or hosting family and friends. The property also includes a carport/pole barn for covered parking, a 10x20 shed with electric and A/C that would make a great workshop, hobby room, home office, or recreational space, along with a pump house and additional storage shed to meet all your storage needs. A unique bonus to this property is the deeded access path leading to the Suwannee River, providing approximately 25 feet of waterfrontage where you can relax, fish, or enjoy time by the water. Turner Point boat ramp is located just a short distance away, making it easy to launch your boat and travel by water directly to your private access area. Whether you're looking for a full-time residence or a weekend retreat, this property offers the ideal combination of privacy, convenience, and the Florida river lifestyle.

Key facts

• Walk-in closets
• Concrete patio
• Carport pole barn

Tags

• GATED AND CROSS-FENCED ACRES
• OPEN-CONCEPT LAYOUT
• WALK-IN CLOSETS
• LARGE WALK-IN PANTRY
• CONCRETE PATIO
• CARPORT POLE BARN

Property features AI

Finance

• Other: Homesteaded; No lease restrictions; Limerock road surface to property; Approximately 1.51 acres
• HOA & community: Senior community

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Utilities: Well water; Septic tank; Broadband/high-speed internet available
• Home design: Residential manufactured double-wide; Single-story (one level); South-facing
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Double wide construction; Completed condition; Built as manufactured home
• Exterior features: Private mailbox; Rain gutters; Sliding doors; Storage shed/workshop; Cross-fenced yard; River access to Suwannee River; Trees/landscaped and wooded

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen layout
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closets; Blinds
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (36.8% below list).
• Recommended offer: $145k (36.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#767 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, health & safety D, amenities F.
• Dixie (rural): math 52% / reading 50% proficiency, ranked #36 of 73 in FL (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Old Town Elementary School (math 73% / reading 58%, grade B+, #500 of 2,144 statewide, top 24%, 456 students, 80% FRL); Ruth Rains Middle School (math 48% / reading 49%, grade C-, #274 of 571 statewide, top 50%, 431 students, 76% FRL); Dixie County High School (math 31% / reading 42%, grade F, #351 of 667 statewide, top 54%, 714 students, 70% FRL).
• Market conditions: 262 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 49 units permitted in Dixie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Dixie County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $70k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $145,000 (36.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.63% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $161,838
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1061 NE 516th Ave	0.66mi	3/2.0	1,500 (+3%)	2mo	$166,000	$111	62

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: 21.2%
• Equity multiple: 2.72×
• Total profit: $110,364
• Equity at exit: $206,752

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $336,204
• Equity at exit: $445,868

Cash invested: $64,260 (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 32680

• Home prices YoY: 2.5%
• Active inventory: 262
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$1,204
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-228

Break-even live

Break-even rent $1,739

Max offer price $189,228

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-163	+0% $-228	+5% $-293	+10% $-358
Rent	-10% $-343	-5% $-285	+0% $-228	+5% $-171	+10% $-113
Rate	-1.0pp $-112	-0.5pp $-170	base $-228	+0.5pp $-287	+1.0pp $-348

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
795 NE 799th St Old Town, FL	2.0	1.0	1594	$1,450	$0.91	15d	1	0.91mi

Listing history 11 events

1. 2026-06-12
   days on market $229,500 Active 14 DOM
2. 2026-06-09
   days on market $229,500 Active 11 DOM
3. 2026-06-08
   days on market $229,500 Active 10 DOM
4. 2026-06-07
   days on market $229,500 Active 9 DOM
5. 2026-06-07
   days on market $229,500 Active 8 DOM
6. 2026-06-04
   days on market $229,500 Active 5 DOM
7. 2026-06-02
   pricedays on market $229,500 Active 4 DOM
8. 2026-06-01
   days on market $299,500 Active 3 DOM
9. 2026-05-31
   days on market $299,500 Active 2 DOM
10. 2026-05-29
    listed $229,500 Active 1333-char remark

    Show marketing remark (1333 chars)

    Welcome to peaceful country living in Old Town, Florida! This well-maintained 3-bedroom, 2-bath home sits on 1.5 gated and cross-fenced acres, offering the perfect blend of comfort, functionality, and outdoor enjoyment. Inside, you'll love the open-concept layout designed for easy living and entertaining, along with spacious bedrooms featuring walk-in closets and a large walk-in pantry for added storage and convenience. Step outside to enjoy the beautiful concrete patio — the perfect place for relaxing or hosting family and friends. The property also includes a carport/pole barn for covered parking, a 10x20 shed with electric and A/C that would make a great workshop, hobby room, home office, or recreational space, along with a pump house and additional storage shed to meet all your storage needs. A unique bonus to this property is the deeded access path leading to the Suwannee River, providing approximately 25 feet of waterfrontage where you can relax, fish, or enjoy time by the water. Turner Point boat ramp is located just a short distance away, making it easy to launch your boat and travel by water directly to your private access area. Whether you're looking for a full-time residence or a weekend retreat, this property offers the ideal combination of privacy, convenience, and the Florida river lifestyle.

11. 2026-05-29
    listed $299,500 Active

    Show marketing remark (1333 chars)

    Welcome to peaceful country living in Old Town, Florida! This well-maintained 3-bedroom, 2-bath home sits on 1.5 gated and cross-fenced acres, offering the perfect blend of comfort, functionality, and outdoor enjoyment. Inside, you'll love the open-concept layout designed for easy living and entertaining, along with spacious bedrooms featuring walk-in closets and a large walk-in pantry for added storage and convenience. Step outside to enjoy the beautiful concrete patio — the perfect place for relaxing or hosting family and friends. The property also includes a carport/pole barn for covered parking, a 10x20 shed with electric and A/C that would make a great workshop, hobby room, home office, or recreational space, along with a pump house and additional storage shed to meet all your storage needs. A unique bonus to this property is the deeded access path leading to the Suwannee River, providing approximately 25 feet of waterfrontage where you can relax, fish, or enjoy time by the water. Turner Point boat ramp is located just a short distance away, making it easy to launch your boat and travel by water directly to your private access area. Whether you're looking for a full-time residence or a weekend retreat, this property offers the ideal combination of privacy, convenience, and the Florida river lifestyle.

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $1,905 · $159/mo
• Expected delta: +$1,013/yr (+$84/mo · 113.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$12,856
• − Property taxes: −$892
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$6,676
• Taxable loss: −$6,955
• Est. tax savings @ 24.0%: +$1,669
• After-tax cash flow: $-1,066/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: Dixie
• NCES district ID: 1200450
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $34,799
• Composite: 42.18/100
• National rank: #3290
• State rank: #36 of 73 in FL

Livability — Bell

• Score: 62/100
• State rank: #767
• US rank: #17229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,227
• Population (ZIP): 10,445

Population outlook (Dixie County) Hauer SSP2

• Today (2025): 15,122 people
• By 2030: 14,521 · -4.0%
• By 2040: 13,503 · -10.7%
• By 2050: 12,671 · -16.2%
• By 2075: 10,857 · -28.2%
• By 2100: 8,344 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dixie

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -25.4pp toward R · 2008: -45.0pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+66.0 2016: R+63.2 2012: R+46.9 2008: R+45.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.22%
• Current HPI: 424.0037
• 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

+30.5% since first listed

2 events — show timeline

• 2026-05-29 Listed $299,500 Stellar MLS as Distributed by MLS Grid
• 2026-05-29 Listed $229,500 DGLMLS

Property tax history

+14.5%/yr

Latest (2025): $892 · +1.9% YoY. Source: county tax records.