225 NE 544th St · Cross City, FL 32680

$135,000

2 bd · 2.0 ba · 644 sqft · Manufactured public records · 178 Days on market

Built 2000 2.88 ac lot Est $142k · at est.

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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 +19.9/30.0
• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• DSCR +6.3/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2bed/1bath Mobile Home is located off of a paved street in Old Town tucked away offering privacy and country living at its finest. The property features a large workshop with 2.88 acres partially cleared with native trees that set the tone of "Country Ambiance.

Key facts

• Expansive acreage
• Large pole barn
• Paved road access

Tags

• LARGE POLE BARN
• PAVED ROAD ACCESS
• EXPANSIVE ACREAGE

Property features AI

Exterior

• Utilities: Private well water
• Home design: Residential mobile home
• Construction: Aluminum siding
• Exterior features: Level lot; Wooded lot; Metal roof

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Vinyl flooring; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $123k (8.6% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.0% in Cross City — 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 70/100 on livability (#412 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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 $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 178 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $81k; list at $135k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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. 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: 0.91% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $141,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 NE 305th Ave	0.19mi	2/1.0	672 (+4%)	9mo	$148,000	$220	72

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: 28.0%
• Equity multiple: 3.22×
• Total profit: $83,904
• Equity at exit: $121,619

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $238,766
• Equity at exit: $262,275

Cash invested: $37,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $164

Break-even live

Break-even rent $1,027

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 178 DOM
2. 2026-06-17
   days on market $135,000 Active 177 DOM
3. 2026-06-16
   days on market $135,000 Active 176 DOM
4. 2026-06-15
   days on market $135,000 Active 175 DOM
5. 2026-06-13
   days on market $135,000 Active 173 DOM
6. 2026-06-12
   days on market $135,000 Active 172 DOM
7. 2026-06-09
   days on market $135,000 Active 169 DOM
8. 2026-06-08
   days on market $135,000 Active 168 DOM
9. 2026-06-07
   days on market $135,000 Active 167 DOM
10. 2026-06-07
    days on market $135,000 Active 166 DOM
11. 2026-06-04
    days on market $135,000 Active 163 DOM
12. 2026-06-02
    days on market $135,000 Active 162 DOM
13. 2026-06-01
    days on market $135,000 Active 161 DOM
14. 2026-05-31
    days on market $135,000 Active 160 DOM
15. 2026-05-31
    days on market $135,000 Active 159 DOM
16. 2025-12-22
    listed $135,000 Active
17. 2023-10-12
    listed $124,900 Active
18. 2023-01-18
    soldstatus $81,000
19. 2023-01-17
    soldstatus $81,000 266-char remark

    Show marketing remark (266 chars)

    2bed/1bath Mobile Home is located off of a paved street in Old Town tucked away offering privacy and country living at its finest. The property features a large workshop with 2.88 acres partially cleared with native trees that set the tone of "Country Ambiance.

20. 2022-09-01
    listed $85,000 266-char remark

    Show marketing remark (266 chars)

    2bed/1bath Mobile Home is located off of a paved street in Old Town tucked away offering privacy and country living at its finest. The property features a large workshop with 2.88 acres partially cleared with native trees that set the tone of "Country Ambiance.

21. 2001-12-13
    soldstatus $31,500

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$559/yr (+$47/mo · 99.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 22 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: $14,808
• − Mortgage interest: −$7,562
• − Property taxes: −$562
• − Insurance: −$675
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,927
• Taxable loss: −$287
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $2,035/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 — Cross City

• Score: 70/100
• State rank: #412
• US rank: #7340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+328.6% since first listed

6 events — show timeline

• 2025-12-22 Listed $135,000 DGLMLS
• 2023-10-12 Listed $124,900 DGLMLS
• 2023-01-18 Sold (Public Records) $81,000 Public Records
• 2023-01-17 Sold (MLS) $81,000 DGLMLS
• 2022-09-01 Listed $85,000 DGLMLS
• 2001-12-13 Sold (Public Records) $31,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $562 · +4.3% YoY. Source: county tax records.