5600 SE 39th St · Trenton, FL 32693

$270,000

3 bd · 3.0 ba · 1,550 sqft · Manufactured public records · 61 Days on market

Built 1987 5.00 ac lot Est $254k · 6% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +5.3/10.0
• ARV discount +4.7/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Under contract-accepting backup offers. AMAZING 5 ACRE PROPERTY! BRING YOUR OFFERS, SELLER IS MOTIVATED. If you’re looking for space, privacy, and the perfect setup for homesteading, this is it. This 3 bed / 3 bath home sits on a fully fenced and cross-fenced lot with a gentle roll great for livestock and just beautiful to look at. The property is already set up with everything you need: a fenced garden area with sprinkler system, chicken coop, concrete dog kennel, horse barn with tack/feed room, a workshop, and an extra storage building. The home offers a comfortable open layout with a split floor plan, and each bedroom has its own full bathroom which is super convenient. The kitchen features a breakfast bar and a deep double sink, and there’s plenty of space with a separate dining area and a large living room for family time or entertaining. You’ll also love the covered back porch perfect to relax and enjoy the view. No HOA, and still an easy drive to Gainesville or Trenton. Move-in ready and a great opportunity you don’t want to miss!

Key facts

• Cross-fenced lot
• Sprinkler system
• Fully fenced lot

Tags

• 5 ACRE PROPERTY
• FULLY FENCED LOT
• CROSS-FENCED LOT
• FENCED GARDEN AREA
• SPRINKLER SYSTEM
• CHICKEN COOP

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (33.6% below list).
• Recommended offer: $179k (33.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#207 in FL, #3,078 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Market conditions: 198 active listings in the ZIP; 94 units permitted in Gilchrist 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)).
• Gilchrist County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $228k; 18% 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; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,182 (33.6% 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 61 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $254,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4100 SE 53rd Ct	0.29mi	3/2.0	1,584 (+2%)	13mo	$258,999	$164	68

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $127,053
• Equity at exit: $243,237

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $389,716
• Equity at exit: $524,551

Cash invested: $75,600 (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 32693

• Home prices YoY: 14.8%
• Active inventory: 198
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$200 /mo · $2,402/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-313

Break-even live

Break-even rent $2,188

Max offer price $214,697

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-237	+0% $-313	+5% $-389	+10% $-466
Rent	-10% $-455	-5% $-384	+0% $-313	+5% $-242	+10% $-172
Rate	-1.0pp $-177	-0.5pp $-244	base $-313	+0.5pp $-383	+1.0pp $-454

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $270,000 Active 61 DOM
2. 2026-06-18
   days on market $270,000 Active 58 DOM
3. 2026-06-17
   days on market $270,000 Active 57 DOM
4. 2026-06-16
   days on market $270,000 Active 56 DOM
5. 2026-06-15
   status $270,000 Active 55 DOM
6. 2026-05-18
   status Pending 1077-char remark

   Show marketing remark (1077 chars)

   Under contract-accepting backup offers. AMAZING 5 ACRE PROPERTY! BRING YOUR OFFERS, SELLER IS MOTIVATED. If you’re looking for space, privacy, and the perfect setup for homesteading, this is it. This 3 bed / 3 bath home sits on a fully fenced and cross-fenced lot with a gentle roll great for livestock and just beautiful to look at. The property is already set up with everything you need: a fenced garden area with sprinkler system, chicken coop, concrete dog kennel, horse barn with tack/feed room, a workshop, and an extra storage building. The home offers a comfortable open layout with a split floor plan, and each bedroom has its own full bathroom which is super convenient. The kitchen features a breakfast bar and a deep double sink, and there’s plenty of space with a separate dining area and a large living room for family time or entertaining. You’ll also love the covered back porch perfect to relax and enjoy the view. No HOA, and still an easy drive to Gainesville or Trenton. Move-in ready and a great opportunity you don’t want to miss!

7. 2026-04-27
   price $270,000 1077-char remark

   Show marketing remark (1077 chars)

   Under contract-accepting backup offers. AMAZING 5 ACRE PROPERTY! BRING YOUR OFFERS, SELLER IS MOTIVATED. If you’re looking for space, privacy, and the perfect setup for homesteading, this is it. This 3 bed / 3 bath home sits on a fully fenced and cross-fenced lot with a gentle roll great for livestock and just beautiful to look at. The property is already set up with everything you need: a fenced garden area with sprinkler system, chicken coop, concrete dog kennel, horse barn with tack/feed room, a workshop, and an extra storage building. The home offers a comfortable open layout with a split floor plan, and each bedroom has its own full bathroom which is super convenient. The kitchen features a breakfast bar and a deep double sink, and there’s plenty of space with a separate dining area and a large living room for family time or entertaining. You’ll also love the covered back porch perfect to relax and enjoy the view. No HOA, and still an easy drive to Gainesville or Trenton. Move-in ready and a great opportunity you don’t want to miss!

8. 2026-03-24
   listed $280,000 Active 1077-char remark

   Show marketing remark (1077 chars)

   Under contract-accepting backup offers. AMAZING 5 ACRE PROPERTY! BRING YOUR OFFERS, SELLER IS MOTIVATED. If you’re looking for space, privacy, and the perfect setup for homesteading, this is it. This 3 bed / 3 bath home sits on a fully fenced and cross-fenced lot with a gentle roll great for livestock and just beautiful to look at. The property is already set up with everything you need: a fenced garden area with sprinkler system, chicken coop, concrete dog kennel, horse barn with tack/feed room, a workshop, and an extra storage building. The home offers a comfortable open layout with a split floor plan, and each bedroom has its own full bathroom which is super convenient. The kitchen features a breakfast bar and a deep double sink, and there’s plenty of space with a separate dining area and a large living room for family time or entertaining. You’ll also love the covered back porch perfect to relax and enjoy the view. No HOA, and still an easy drive to Gainesville or Trenton. Move-in ready and a great opportunity you don’t want to miss!

9. 2022-11-09
   soldstatus $228,000
10. 2022-11-04
    soldstatus $228,000 980-char remark

    Show marketing remark (980 chars)

    ATTENTION HOMESTEADERS: Bring the Family and livestock to this 5 ACRE property with 3 BD/3 BA home. The fully fenced and cross fenced property has a gentle roll to it that makes a beautiful landscape for you to view and pasture for the livestock to enjoy! Homesteading features include a high-fenced garden area with sprinkler system, chicken coop, dog kennel on concrete, horse barn with tack/feed room and a workshop and an additional utility building for storage. A large, welcoming covered back porch leads into the NEWLY REMODELED home with an open floor plan. Split plan home features a full bathroom for each bedroom! Spacious kitchen has a breakfast bar and a deep double sink. The separate dining room and large great room that spans the entire width of the home gives plenty of room for a family's needs. Move-in condition is ready for you! Don't miss this opportunity to be in the country/ (No HOA), yet a small commute to Gainesville or Trenton. Don't miss this one!

11. 2022-10-24
    historical Active Under Contract
12. 2022-10-22
    soldstatus $228,000 Closed
13. 2022-10-07
    listed $238,900 Active
14. 2022-10-05
    listed $238,900 980-char remark

    Show marketing remark (980 chars)

    ATTENTION HOMESTEADERS: Bring the Family and livestock to this 5 ACRE property with 3 BD/3 BA home. The fully fenced and cross fenced property has a gentle roll to it that makes a beautiful landscape for you to view and pasture for the livestock to enjoy! Homesteading features include a high-fenced garden area with sprinkler system, chicken coop, dog kennel on concrete, horse barn with tack/feed room and a workshop and an additional utility building for storage. A large, welcoming covered back porch leads into the NEWLY REMODELED home with an open floor plan. Split plan home features a full bathroom for each bedroom! Spacious kitchen has a breakfast bar and a deep double sink. The separate dining room and large great room that spans the entire width of the home gives plenty of room for a family's needs. Move-in condition is ready for you! Don't miss this opportunity to be in the country/ (No HOA), yet a small commute to Gainesville or Trenton. Don't miss this one!

15. 2022-09-30
    historical
16. 2022-06-30
    listed $242,900
17. 2022-04-22
    listed $242,900 Active
18. 2003-02-06
    soldstatus $78,000
19. 2003-01-16
    soldstatus $78,000
20. 2002-12-10
    listed $78,000
21. 1986-09-01
    soldstatus $23,400

ⓘ 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: $2,402 · $200/mo
• Projected year-2 tax: $2,402 · $200/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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $21,502
• − Mortgage interest: −$15,124
• − Property taxes: −$2,402
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$7,855
• Taxable loss: −$8,669
• Est. tax savings @ 24.0%: +$2,081
• After-tax cash flow: $-1,676/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 — Trenton

• Score: 77/100
• State rank: #207
• US rank: #3078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,692

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 46.81%
• Current HPI: 363.4299
• 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

+1053.8% since first listed

16 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-09 Sold (Public Records) $228,000 Public Records
• 2022-11-04 Sold (MLS) $228,000 DGLMLS
• 2022-10-24 Contingent — NFMLS
• 2022-10-22 Sold (MLS) $228,000 NFMLS
• 2022-10-07 Listed $238,900 NFMLS
• 2022-10-05 Listed $238,900 DGLMLS
• 2022-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-06-30 Listed $242,900 NFMLS
• 2022-04-22 Listed $242,900 Stellar MLS as Distributed by MLS Grid
• 2003-02-06 Sold (Public Records) $78,000 Public Records
• 2003-01-16 Sold (MLS) $78,000 Stellar MLS as Distributed by MLS Grid
• 2002-12-10 Listed $78,000 Stellar MLS as Distributed by MLS Grid
• 1986-09-01 Sold (Public Records) $23,400 Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,402 · +1.3% YoY. Source: county tax records.