255 NE 875th Ave · Bell, FL 32680

$160,000

2 bd · 2.0 ba · 832 sqft · Manufactured public records · 90 Days on market

Built 2009 2.00 ac lot

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Why this score? — see what drove the C- 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 +16.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential in this fully fenced 2-acre property in Old Town, Florida, featuring two mobile homes—both project homes ready for renovation. Perfect for investors or DIY buyers, this setup offers excellent income-producing potential. Renovate the main home for comfortable living and transform the second into a rental unit, guest house, or Airbnb to generate steady income. The property is gated and cleared, offering privacy, usable yard space, and plenty of room for additional projects, parking, or outdoor living. Minutes from the Suwannee River, nearby springs, and a short drive to Cross City, Branford, Gainesville, and Lake City, this location blends peaceful country living with convenience. Ideal for an investment property, multi-family option, or a renovation project with long-term payoff. (RV not included) Opportunities like this don't come often—schedule your showing today!

Key facts

• Two mobile homes
• 2 acre property
• Private retreat

Tags

• 2 ACRE PROPERTY
• TWO MOBILE HOMES
• FULLY FENCED PROPERTY
• PRIVATE RETREAT
• EASY ACCESS TO FISHING
• EASY ACCESS TO BOATING

Property features AI

Finance

• Other: Subdivision: Shannon Oaks
• Financial info: Annual tax shown

Exterior

• Home design: Residential mobile home
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Level and wooded lot

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring; Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator included; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $135k (15.8% below list).
• Recommended offer: $135k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% 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.
• 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.
• Market conditions: 260 active listings in the ZIP; 49 units permitted in Dixie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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 $120k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $134,724 (15.8% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $92,863
• Equity at exit: $144,141

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $268,798
• Equity at exit: $310,845

Cash invested: $44,800 (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: 260
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $91

Break-even live

Break-even rent $1,232

Max offer price $160,000

Occupancy floor 88%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $160,000 Active 90 DOM
2. 2026-06-17
   days on market $160,000 Active 89 DOM
3. 2026-06-16
   days on market $160,000 Active 88 DOM
4. 2026-06-15
   days on market $160,000 Active 87 DOM
5. 2026-06-13
   days on market $160,000 Active 85 DOM
6. 2026-06-12
   days on market $160,000 Active 84 DOM
7. 2026-06-09
   days on market $160,000 Active 81 DOM
8. 2026-06-08
   days on market $160,000 Active 80 DOM
9. 2026-06-07
   days on market $160,000 Active 79 DOM
10. 2026-06-07
    days on market $160,000 Active 78 DOM
11. 2026-06-04
    days on market $160,000 Active 75 DOM
12. 2026-06-02
    days on market $160,000 Active 74 DOM
13. 2026-06-01
    days on market $160,000 Active 73 DOM
14. 2026-05-31
    days on market $160,000 Active 72 DOM
15. 2026-05-31
    days on market $160,000 Active 71 DOM
16. 2026-03-20
    listed $160,000 Active
17. 2026-01-27
    soldstatus $120,000 Closed 913-char remark

    Show marketing remark (913 chars)

    Discover the potential in this fully fenced 2-acre property in Old Town, Florida, featuring two mobile homes—both project homes ready for renovation. Perfect for investors or DIY buyers, this setup offers excellent income-producing potential. Renovate the main home for comfortable living and transform the second into a rental unit, guest house, or Airbnb to generate steady income. The property is gated and cleared, offering privacy, usable yard space, and plenty of room for additional projects, parking, or outdoor living. Minutes from the Suwannee River, nearby springs, and a short drive to Cross City, Branford, Gainesville, and Lake City, this location blends peaceful country living with convenience. Ideal for an investment property, multi-family option, or a renovation project with long-term payoff. (RV not included) Opportunities like this don't come often—schedule your showing today!

18. 2026-01-27
    soldstatus $120,000

    Show marketing remark (913 chars)

    Discover the potential in this fully fenced 2-acre property in Old Town, Florida, featuring two mobile homes—both project homes ready for renovation. Perfect for investors or DIY buyers, this setup offers excellent income-producing potential. Renovate the main home for comfortable living and transform the second into a rental unit, guest house, or Airbnb to generate steady income. The property is gated and cleared, offering privacy, usable yard space, and plenty of room for additional projects, parking, or outdoor living. Minutes from the Suwannee River, nearby springs, and a short drive to Cross City, Branford, Gainesville, and Lake City, this location blends peaceful country living with convenience. Ideal for an investment property, multi-family option, or a renovation project with long-term payoff. (RV not included) Opportunities like this don't come often—schedule your showing today!

19. 2026-01-15
    status Active 913-char remark

    Show marketing remark (913 chars)

    Discover the potential in this fully fenced 2-acre property in Old Town, Florida, featuring two mobile homes—both project homes ready for renovation. Perfect for investors or DIY buyers, this setup offers excellent income-producing potential. Renovate the main home for comfortable living and transform the second into a rental unit, guest house, or Airbnb to generate steady income. The property is gated and cleared, offering privacy, usable yard space, and plenty of room for additional projects, parking, or outdoor living. Minutes from the Suwannee River, nearby springs, and a short drive to Cross City, Branford, Gainesville, and Lake City, this location blends peaceful country living with convenience. Ideal for an investment property, multi-family option, or a renovation project with long-term payoff. (RV not included) Opportunities like this don't come often—schedule your showing today!

20. 2026-01-15
    price $118,900 913-char remark

    Show marketing remark (913 chars)

    Discover the potential in this fully fenced 2-acre property in Old Town, Florida, featuring two mobile homes—both project homes ready for renovation. Perfect for investors or DIY buyers, this setup offers excellent income-producing potential. Renovate the main home for comfortable living and transform the second into a rental unit, guest house, or Airbnb to generate steady income. The property is gated and cleared, offering privacy, usable yard space, and plenty of room for additional projects, parking, or outdoor living. Minutes from the Suwannee River, nearby springs, and a short drive to Cross City, Branford, Gainesville, and Lake City, this location blends peaceful country living with convenience. Ideal for an investment property, multi-family option, or a renovation project with long-term payoff. (RV not included) Opportunities like this don't come often—schedule your showing today!

21. 2026-01-07
    status Pending 913-char remark

    Show marketing remark (913 chars)

    Discover the potential in this fully fenced 2-acre property in Old Town, Florida, featuring two mobile homes—both project homes ready for renovation. Perfect for investors or DIY buyers, this setup offers excellent income-producing potential. Renovate the main home for comfortable living and transform the second into a rental unit, guest house, or Airbnb to generate steady income. The property is gated and cleared, offering privacy, usable yard space, and plenty of room for additional projects, parking, or outdoor living. Minutes from the Suwannee River, nearby springs, and a short drive to Cross City, Branford, Gainesville, and Lake City, this location blends peaceful country living with convenience. Ideal for an investment property, multi-family option, or a renovation project with long-term payoff. (RV not included) Opportunities like this don't come often—schedule your showing today!

22. 2025-11-18
    listed $129,900 Active 913-char remark

    Show marketing remark (913 chars)

    Discover the potential in this fully fenced 2-acre property in Old Town, Florida, featuring two mobile homes—both project homes ready for renovation. Perfect for investors or DIY buyers, this setup offers excellent income-producing potential. Renovate the main home for comfortable living and transform the second into a rental unit, guest house, or Airbnb to generate steady income. The property is gated and cleared, offering privacy, usable yard space, and plenty of room for additional projects, parking, or outdoor living. Minutes from the Suwannee River, nearby springs, and a short drive to Cross City, Branford, Gainesville, and Lake City, this location blends peaceful country living with convenience. Ideal for an investment property, multi-family option, or a renovation project with long-term payoff. (RV not included) Opportunities like this don't come often—schedule your showing today!

23. 2025-10-16
    soldstatus $100,000
24. 2025-10-14
    soldstatus $100,000 Closed 1028-char remark

    Show marketing remark (1028 chars)

    Welcome to this 2 bedroom, 2 bathroom manufactured home nestled on 2 peaceful acres in Old Town, FL. Fully fenced and gated, this property offers privacy and plenty of space to make your own. In addition to the main home, there is a 1 bedroom, 1 bathroom structure on the property—currently used for storage but with great potential to be converted into a guest house or rental unit. Enjoy the outdoors with an open deck on the back of the home, perfect for relaxing and watching deer, turkey, and other wildlife while you sip your morning coffee. A detached carport and storage shed add convenience and functionality to the property. While the home could use some TLC, it presents a great opportunity for a starter home, weekend retreat, or investment property. Located just minutes from local springs including Gornto, Rock Bluff, Fanning, Hart, and Otter Springs. Only 20 minutes to Branford and about 45 minutes to Gainesville or Lake City for Local Hospitals, Shopping and more! This home won't last long, Call today!

25. 2025-08-29
    price $131,000 1028-char remark

    Show marketing remark (1028 chars)

    Welcome to this 2 bedroom, 2 bathroom manufactured home nestled on 2 peaceful acres in Old Town, FL. Fully fenced and gated, this property offers privacy and plenty of space to make your own. In addition to the main home, there is a 1 bedroom, 1 bathroom structure on the property—currently used for storage but with great potential to be converted into a guest house or rental unit. Enjoy the outdoors with an open deck on the back of the home, perfect for relaxing and watching deer, turkey, and other wildlife while you sip your morning coffee. A detached carport and storage shed add convenience and functionality to the property. While the home could use some TLC, it presents a great opportunity for a starter home, weekend retreat, or investment property. Located just minutes from local springs including Gornto, Rock Bluff, Fanning, Hart, and Otter Springs. Only 20 minutes to Branford and about 45 minutes to Gainesville or Lake City for Local Hospitals, Shopping and more! This home won't last long, Call today!

26. 2025-07-28
    listed $139,750 Active 1028-char remark

    Show marketing remark (1028 chars)

    Welcome to this 2 bedroom, 2 bathroom manufactured home nestled on 2 peaceful acres in Old Town, FL. Fully fenced and gated, this property offers privacy and plenty of space to make your own. In addition to the main home, there is a 1 bedroom, 1 bathroom structure on the property—currently used for storage but with great potential to be converted into a guest house or rental unit. Enjoy the outdoors with an open deck on the back of the home, perfect for relaxing and watching deer, turkey, and other wildlife while you sip your morning coffee. A detached carport and storage shed add convenience and functionality to the property. While the home could use some TLC, it presents a great opportunity for a starter home, weekend retreat, or investment property. Located just minutes from local springs including Gornto, Rock Bluff, Fanning, Hart, and Otter Springs. Only 20 minutes to Branford and about 45 minutes to Gainesville or Lake City for Local Hospitals, Shopping and more! This home won't last long, Call today!

27. 2024-08-27
    price $130,000
28. 2024-07-24
    status Active
29. 2024-07-07
    status Pending
30. 2024-06-15
    listed $147,650 Active
31. 2023-06-19
    price $153,500
32. 2023-06-10
    status Active
33. 2023-05-06
    status Pending
34. 2023-04-01
    listed $157,980 Active
35. 2019-03-07
    soldstatus $64,500
36. 2018-12-27
    listed $69,900
37. 2005-03-11
    soldstatus $27,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$515/yr (+$43/mo · 63.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,167
• − Mortgage interest: −$8,962
• − Property taxes: −$813
• − Insurance: −$800
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$4,655
• Taxable loss: −$1,650
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $1,486/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

+492.6% since first listed

22 events — show timeline

• 2026-03-20 Listed $160,000 DGLMLS
• 2026-01-27 Sold (Public Records) $120,000 Public Records
• 2026-01-27 Sold (MLS) $120,000 DGLMLS
• 2026-01-15 Relisted — DGLMLS
• 2026-01-15 Price Changed $118,900 DGLMLS
• 2026-01-07 Pending — DGLMLS
• 2025-11-18 Listed $129,900 DGLMLS
• 2025-10-16 Sold (Public Records) $100,000 Public Records
• 2025-10-14 Sold (MLS) $100,000 DGLMLS
• 2025-08-29 Price Changed $131,000 DGLMLS
• 2025-07-28 Listed $139,750 DGLMLS
• 2024-08-27 Price Changed $130,000 DGLMLS
• 2024-07-24 Relisted — DGLMLS
• 2024-07-07 Pending — DGLMLS
• 2024-06-15 Listed $147,650 DGLMLS
• 2023-06-19 Price Changed $153,500 DGLMLS
• 2023-06-10 Relisted — DGLMLS
• 2023-05-06 Pending — DGLMLS
• 2023-04-01 Listed $157,980 DGLMLS
• 2019-03-07 Sold (MLS) $64,500 DGLMLS
• 2018-12-27 Listed $69,900 DGLMLS
• 2005-03-11 Sold (Public Records) $27,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $813 · +1.7% YoY. Source: county tax records.