1180 Hough St · Bell, FL 32619

$215,000

2 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 397 Days on market

Built 2021 0.31 ac lot $144/sqft · 7% below area Est $232k · 7% 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 +20.2/30.0
• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• Schools +5.3/10.0
• 1% rule +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PERFECT 2021 Custom 2 bedroom/2 bathroom home located in the heart of Bell FL. This home is located in Gilchrist County and offers low property taxes, a bike ride to the local public schools, awesome dining and shopping opportunities. This property sites on . 87 acres (3 lots) and a beautiful open floorpan. As you enter the home you will see gorgeous laminate flooring throughout. A large living room space, open kitchen with granite countertops and stainless steel appliances and a nice dining room space. This floor plan is a split floor plan with bedroom on each side. Master bedroom to the left with a nice open bathroom, featuring a walk in shower and garden tub as well as dual sinks. Guest bedroom is spacious with guest bathroom with walk in shower , sink and makeup counter. Spacious laundry room with exit to the backyard. A nice open backyard offering blank canvas to make your own. Perfect starter home or forever home, call today for YOUR tour! Accepting ALL loans, VA, USDA, FHA , Conventional and cash

Key facts

• Bike ride to schools
• Open floorpan
• Custom home

Tags

• CUSTOM HOME
• LOW PROPERTY TAXES
• BIKE RIDE TO SCHOOLS
• OPEN FLOORPAN
• GORGEOUS LAMINATE FLOORING
• LARGE LIVING ROOM SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (0.5% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.9% in Bell — 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 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.
• Gilchrist (rural): math 66% / reading 61% proficiency, ranked #9 of 73 in FL (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bell Elementary School (math 71% / reading 60%, grade B+, #500 of 2,144 statewide, top 24%, 661 students, 58% FRL).
• Market conditions: 112 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 94 units permitted in Gilchrist County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Gilchrist County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 397 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $35k (14%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 397 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. 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?
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: 0.99% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (median comp): $231,568
• List price: $215,000
• Delta: -7.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1129 Kushmer St	0.20mi	2/2.0	1,496 (0%)	12mo	$260,000	$174	80
2650 NW 5th St	0.71mi	3/2.0 (+1)	1,485 (-1%)	4mo	$380,000	$256	57
3306 E Iris Ln	0.45mi	3/2.0 (+1)	1,309 (-12%)	8mo	$230,000	$176	47
620 NW 30th Ave	0.57mi	3/2.0 (+1)	1,663 (+11%)	18mo	$235,000	$141	35
1195 Ricks St	0.74mi	3/2.0 (+1)	1,362 (-9%)	15mo	$263,900	$194	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.22×
• Total profit: $133,899
• Equity at exit: $193,308

10-year hold

• IRR: 24.5%
• Equity multiple: 7.32×
• Total profit: $380,694
• Equity at exit: $416,472

Cash invested: $60,200 (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 32619

• Home prices YoY: 2.5%
• Active inventory: 112
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$203 /mo · $2,440/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $270

Break-even live

Break-even rent $1,798

Max offer price $215,000

Occupancy floor 82%

Sensitivity live

Price	-10% $391	-5% $330	+0% $270	+5% $209	+10% $148
Rent	-10% $101	-5% $185	+0% $270	+5% $354	+10% $439
Rate	-1.0pp $378	-0.5pp $324	base $270	+0.5pp $214	+1.0pp $157

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 N Roberts Trl Bell, FL	3.0	2.0	1777	$2,300	$1.29	22d	1	0.96mi
1925 N Roberts Trl Bell, FL	3.0	2.0	1478	$2,000	$1.35	22d	1	0.97mi

Listing history 28 events

1. 2026-06-21
   days on market $215,000 Active 397 DOM
2. 2026-06-18
   days on market $215,000 Active 394 DOM
3. 2026-06-17
   days on market $215,000 Active 393 DOM
4. 2026-06-16
   days on market $215,000 Active 392 DOM
5. 2026-06-15
   days on market $215,000 Active 391 DOM
6. 2026-06-14
   days on market $215,000 Active 389 DOM
7. 2026-06-13
   days on market $215,000 Active 388 DOM
8. 2026-06-10
   days on market $215,000 Active 386 DOM
9. 2026-06-09
   days on market $215,000 Active 385 DOM
10. 2026-06-08
    days on market $215,000 Active 384 DOM
11. 2026-06-07
    days on market $215,000 Active 383 DOM
12. 2026-06-05
    days on market $215,000 Active 380 DOM
13. 2026-06-02
    days on market $215,000 Active 378 DOM
14. 2026-06-01
    days on market $215,000 Active 377 DOM
15. 2026-05-31
    days on market $215,000 Active 376 DOM
16. 2026-05-30
    days on market $215,000 Active 375 DOM
17. 2026-02-21
    price $215,000 1018-char remark

    Show marketing remark (1112 chars)

    Seller says bring all offers * * * Perfect starter or forever home on MULTIPLE City Lots! PERFECT 2021 Custom 2 bedroom/2 bathroom home located in the heart of Bell FL. This home is located in Gilchrist County and offers low property taxes, a bike ride to the local public schools, awesome dining and shopping opportunities. This property sites on . 87 acres (3 lots) and a beautiful open floorpan. As you enter the home you will see gorgeous laminate flooring throughout. A large living room space, open kitchen with granite countertops and stainless steel appliances and a nice dining room space. This floor plan is a split floor plan with bedroom on each side. Master bedroom to the left with a nice open bathroom, featuring a walk in shower and garden tub as well as dual sinks. Guest bedroom is spacious with guest bathroom with walk in shower , sink and makeup counter. Spacious laundry room with exit to the backyard. A nice open backyard offering blank canvas to make your own. Perfect starter home or forever home, call today for YOUR tour! Accepting ALL loans, VA, USDA, FHA , Conventional and cash!

18. 2026-02-21
    price $215,000 1112-char remark

    Show marketing remark (1112 chars)

    Seller says bring all offers * * * Perfect starter or forever home on MULTIPLE City Lots! PERFECT 2021 Custom 2 bedroom/2 bathroom home located in the heart of Bell FL. This home is located in Gilchrist County and offers low property taxes, a bike ride to the local public schools, awesome dining and shopping opportunities. This property sites on . 87 acres (3 lots) and a beautiful open floorpan. As you enter the home you will see gorgeous laminate flooring throughout. A large living room space, open kitchen with granite countertops and stainless steel appliances and a nice dining room space. This floor plan is a split floor plan with bedroom on each side. Master bedroom to the left with a nice open bathroom, featuring a walk in shower and garden tub as well as dual sinks. Guest bedroom is spacious with guest bathroom with walk in shower , sink and makeup counter. Spacious laundry room with exit to the backyard. A nice open backyard offering blank canvas to make your own. Perfect starter home or forever home, call today for YOUR tour! Accepting ALL loans, VA, USDA, FHA , Conventional and cash!

19. 2025-08-13
    price $229,900 1018-char remark

    Show marketing remark (1112 chars)

    Seller says bring all offers * * * Perfect starter or forever home on MULTIPLE City Lots! PERFECT 2021 Custom 2 bedroom/2 bathroom home located in the heart of Bell FL. This home is located in Gilchrist County and offers low property taxes, a bike ride to the local public schools, awesome dining and shopping opportunities. This property sites on . 87 acres (3 lots) and a beautiful open floorpan. As you enter the home you will see gorgeous laminate flooring throughout. A large living room space, open kitchen with granite countertops and stainless steel appliances and a nice dining room space. This floor plan is a split floor plan with bedroom on each side. Master bedroom to the left with a nice open bathroom, featuring a walk in shower and garden tub as well as dual sinks. Guest bedroom is spacious with guest bathroom with walk in shower , sink and makeup counter. Spacious laundry room with exit to the backyard. A nice open backyard offering blank canvas to make your own. Perfect starter home or forever home, call today for YOUR tour! Accepting ALL loans, VA, USDA, FHA , Conventional and cash!

20. 2025-08-13
    price $229,900 1112-char remark

    Show marketing remark (1112 chars)

    Seller says bring all offers * * * Perfect starter or forever home on MULTIPLE City Lots! PERFECT 2021 Custom 2 bedroom/2 bathroom home located in the heart of Bell FL. This home is located in Gilchrist County and offers low property taxes, a bike ride to the local public schools, awesome dining and shopping opportunities. This property sites on . 87 acres (3 lots) and a beautiful open floorpan. As you enter the home you will see gorgeous laminate flooring throughout. A large living room space, open kitchen with granite countertops and stainless steel appliances and a nice dining room space. This floor plan is a split floor plan with bedroom on each side. Master bedroom to the left with a nice open bathroom, featuring a walk in shower and garden tub as well as dual sinks. Guest bedroom is spacious with guest bathroom with walk in shower , sink and makeup counter. Spacious laundry room with exit to the backyard. A nice open backyard offering blank canvas to make your own. Perfect starter home or forever home, call today for YOUR tour! Accepting ALL loans, VA, USDA, FHA , Conventional and cash!

21. 2025-06-16
    price $239,900 1018-char remark

    Show marketing remark (1112 chars)

    Seller says bring all offers * * * Perfect starter or forever home on MULTIPLE City Lots! PERFECT 2021 Custom 2 bedroom/2 bathroom home located in the heart of Bell FL. This home is located in Gilchrist County and offers low property taxes, a bike ride to the local public schools, awesome dining and shopping opportunities. This property sites on . 87 acres (3 lots) and a beautiful open floorpan. As you enter the home you will see gorgeous laminate flooring throughout. A large living room space, open kitchen with granite countertops and stainless steel appliances and a nice dining room space. This floor plan is a split floor plan with bedroom on each side. Master bedroom to the left with a nice open bathroom, featuring a walk in shower and garden tub as well as dual sinks. Guest bedroom is spacious with guest bathroom with walk in shower , sink and makeup counter. Spacious laundry room with exit to the backyard. A nice open backyard offering blank canvas to make your own. Perfect starter home or forever home, call today for YOUR tour! Accepting ALL loans, VA, USDA, FHA , Conventional and cash!

22. 2025-06-16
    price $239,900 1112-char remark

    Show marketing remark (1112 chars)

    Seller says bring all offers * * * Perfect starter or forever home on MULTIPLE City Lots! PERFECT 2021 Custom 2 bedroom/2 bathroom home located in the heart of Bell FL. This home is located in Gilchrist County and offers low property taxes, a bike ride to the local public schools, awesome dining and shopping opportunities. This property sites on . 87 acres (3 lots) and a beautiful open floorpan. As you enter the home you will see gorgeous laminate flooring throughout. A large living room space, open kitchen with granite countertops and stainless steel appliances and a nice dining room space. This floor plan is a split floor plan with bedroom on each side. Master bedroom to the left with a nice open bathroom, featuring a walk in shower and garden tub as well as dual sinks. Guest bedroom is spacious with guest bathroom with walk in shower , sink and makeup counter. Spacious laundry room with exit to the backyard. A nice open backyard offering blank canvas to make your own. Perfect starter home or forever home, call today for YOUR tour! Accepting ALL loans, VA, USDA, FHA , Conventional and cash!

23. 2025-05-20
    listed $249,900 Active 1018-char remark

    Show marketing remark (1018 chars)

    PERFECT 2021 Custom 2 bedroom/2 bathroom home located in the heart of Bell FL. This home is located in Gilchrist County and offers low property taxes, a bike ride to the local public schools, awesome dining and shopping opportunities. This property sites on . 87 acres (3 lots) and a beautiful open floorpan. As you enter the home you will see gorgeous laminate flooring throughout. A large living room space, open kitchen with granite countertops and stainless steel appliances and a nice dining room space. This floor plan is a split floor plan with bedroom on each side. Master bedroom to the left with a nice open bathroom, featuring a walk in shower and garden tub as well as dual sinks. Guest bedroom is spacious with guest bathroom with walk in shower , sink and makeup counter. Spacious laundry room with exit to the backyard. A nice open backyard offering blank canvas to make your own. Perfect starter home or forever home, call today for YOUR tour! Accepting ALL loans, VA, USDA, FHA , Conventional and cash

24. 2025-05-18
    listed $249,900 Active 1112-char remark

    Show marketing remark (1112 chars)

    Seller says bring all offers * * * Perfect starter or forever home on MULTIPLE City Lots! PERFECT 2021 Custom 2 bedroom/2 bathroom home located in the heart of Bell FL. This home is located in Gilchrist County and offers low property taxes, a bike ride to the local public schools, awesome dining and shopping opportunities. This property sites on . 87 acres (3 lots) and a beautiful open floorpan. As you enter the home you will see gorgeous laminate flooring throughout. A large living room space, open kitchen with granite countertops and stainless steel appliances and a nice dining room space. This floor plan is a split floor plan with bedroom on each side. Master bedroom to the left with a nice open bathroom, featuring a walk in shower and garden tub as well as dual sinks. Guest bedroom is spacious with guest bathroom with walk in shower , sink and makeup counter. Spacious laundry room with exit to the backyard. A nice open backyard offering blank canvas to make your own. Perfect starter home or forever home, call today for YOUR tour! Accepting ALL loans, VA, USDA, FHA , Conventional and cash!

25. 2021-11-02
    soldstatus $187,000
26. 2021-10-22
    soldstatus $187,000
27. 2021-08-30
    soldstatus $187,000
28. 2021-02-14
    listed $189,000

ⓘ 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: $2,440 · $203/mo
• Projected year-2 tax: $2,440 · $203/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,671
• − Mortgage interest: −$12,043
• − Property taxes: −$2,440
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$6,255
• Taxable loss: −$250
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $3,295/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: Gilchrist
• NCES district ID: 1200630
• Math proficiency: 66% ▼ -4.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $39,610
• Composite: 53.01/100
• National rank: #1522
• State rank: #9 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

• Census place: Bell, FL
• City population: 5,227
• Population (ZIP): 5,227

Population outlook (Gilchrist County) Hauer SSP2

• Today (2025): 17,730 people
• By 2030: 17,722 · +-0.0%
• By 2040: 17,393 · -1.9%
• By 2050: 16,597 · -6.4%
• By 2075: 14,300 · -19.3%
• By 2100: 11,498 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Romanian 3% Scotch-Irish 2%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Gilchrist

• 2024 margin: Solid R (+68.0) · D 15.6% · R 83.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -46.8pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+64.0 2016: R+62.8 2012: R+51.0 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.98%
• Current HPI: 404.4164
• 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

+13.8% since first listed

12 events — show timeline

• 2026-02-21 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $215,000 DGLMLS
• 2025-08-13 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $229,900 DGLMLS
• 2025-06-16 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $239,900 DGLMLS
• 2025-05-20 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-18 Listed $249,900 DGLMLS
• 2021-11-02 Sold (Public Records) $187,000 Public Records
• 2021-10-22 Sold (MLS) $187,000 DGLMLS
• 2021-08-30 Sold (MLS) $187,000 NFMLS
• 2021-02-14 Listed $189,000 DGLMLS

Property tax history

+27.1%/yr

Latest (2025): $2,440 · +1.7% YoY. Source: county tax records.