1320 NW 22nd Ct · Bell, FL 32619

$255,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 102 Days on market

Built 2005 15 ac lot $133/sqft · 222% above area

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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).

• Cash flow +11.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Set on 15 private, wooded acres, this 3-bedroom, 2-bath double-wide offers serious potential for investors and home flippers. The property is being sold AS IS and is ideal for a cash buyer looking for a project with strong upside. The home needs significant clean-up and renovation but features a spacious split floor plan, rock fireplace, large covered front deck, and walk-in closet in the master suite. Outside, the land offers room to spread out with partial fencing, a second meter to add an RV hookup, and a 25x40 workshop plus a shed—perfect for equipment, storage, or renovation staging. Located on a quiet road just minutes from Bell, this acreage property gives you the freedom and space rarely found at this price point. Bring your vision and turn this hidden Bell, Florida opportunity into your next profitable flip, long-term investment, or new homesite.

Key facts

• Walk-in closet
• Partial fencing
• Rock fireplace

Tags

• PRIVATE WOODED ACRES
• SPACIOUS SPLIT FLOOR PLAN
• ROCK FIREPLACE
• LARGE COVERED FRONT DECK
• WALK-IN CLOSET
• PARTIAL FENCING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (15.1% below list).
• Recommended offer: $216k (15.1% 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.
• 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 $27k of equity ($2k loan paydown + $25k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $219k; 16% 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; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,428 (15.1% 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 102 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
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: 0.85% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $79,320
• List price: $255,000
• Delta: 221.48%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.1%
• Equity multiple: 2.86×
• Total profit: $132,449
• Equity at exit: $229,273

10-year hold

• IRR: 20.6%
• Equity multiple: 6.53×
• Total profit: $394,811
• Equity at exit: $493,955

Cash invested: $71,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,164 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$362 /mo · $4,338/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-95

Break-even live

Break-even rent $2,285

Max offer price $238,177

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-23	+0% $-95	+5% $-167	+10% $-240
Rent	-10% $-266	-5% $-181	+0% $-95	+5% $-10	+10% $76
Rate	-1.0pp $33	-0.5pp $-30	base $-95	+0.5pp $-161	+1.0pp $-229

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: $63,750
• Closing costs: $7,650
• 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	23d	1	1.36mi
1925 N Roberts Trl Bell, FL	3.0	2.0	1478	$2,000	$1.35	23d	1	1.37mi

Listing history 24 events

1. 2026-06-21
   days on market $255,000 Active 102 DOM
2. 2026-06-18
   days on market $255,000 Active 99 DOM
3. 2026-06-17
   days on market $255,000 Active 98 DOM
4. 2026-06-16
   days on market $255,000 Active 97 DOM
5. 2026-06-15
   days on market $255,000 Active 96 DOM
6. 2026-06-14
   days on market $255,000 Active 94 DOM
7. 2026-06-13
   days on market $255,000 Active 93 DOM
8. 2026-06-10
   days on market $255,000 Active 91 DOM
9. 2026-06-09
   days on market $255,000 Active 90 DOM
10. 2026-06-08
    days on market $255,000 Active 89 DOM
11. 2026-06-07
    days on market $255,000 Active 88 DOM
12. 2026-06-05
    days on market $255,000 Active 85 DOM
13. 2026-06-02
    days on market $255,000 Active 83 DOM
14. 2026-06-01
    days on market $255,000 Active 82 DOM
15. 2026-05-31
    days on market $255,000 Active 81 DOM
16. 2026-05-30
    days on market $255,000 Active 80 DOM
17. 2026-03-12
    listed $255,000 Active 873-char remark

    Show marketing remark (873 chars)

    Set on 15 private, wooded acres, this 3-bedroom, 2-bath double-wide offers serious potential for investors and home flippers. The property is being sold AS IS and is ideal for a cash buyer looking for a project with strong upside. The home needs significant clean-up and renovation but features a spacious split floor plan, rock fireplace, large covered front deck, and walk-in closet in the master suite. Outside, the land offers room to spread out with partial fencing, a second meter to add an RV hookup, and a 25x40 workshop plus a shed—perfect for equipment, storage, or renovation staging. Located on a quiet road just minutes from Bell, this acreage property gives you the freedom and space rarely found at this price point. Bring your vision and turn this hidden Bell, Florida opportunity into your next profitable flip, long-term investment, or new homesite.

18. 2022-02-02
    soldstatus $219,000
19. 2022-01-27
    soldstatus $219,000 812-char remark

    Show marketing remark (812 chars)

    16 acres with a large 3 bedroom 2 bathroom home nestled behind a tree line granting you privacy. This home has tons of upgrades including crown molding, walk-in closets, and a gorgeous stone fireplace. Spacious kitchen with a large island and off to the side is the formal dining room. The home has a covered front porch as well as an attached carport. The back portion of the property is fenced and gated set up to house livestock. There is a 25' by 40' workshop waiting to be restored to its former glory. This property is only a mile from Bell elementary, middle, and high school, so you can enjoy the privacy of living on 16 acres as well as the luxury of living right near town. This area is known for natural Florida springs, the Suwannee River, and beautiful countryside. Call today for your private tour.

20. 2022-01-27
    soldstatus $219,000

    Show marketing remark (812 chars)

    16 acres with a large 3 bedroom 2 bathroom home nestled behind a tree line granting you privacy. This home has tons of upgrades including crown molding, walk-in closets, and a gorgeous stone fireplace. Spacious kitchen with a large island and off to the side is the formal dining room. The home has a covered front porch as well as an attached carport. The back portion of the property is fenced and gated set up to house livestock. There is a 25' by 40' workshop waiting to be restored to its former glory. This property is only a mile from Bell elementary, middle, and high school, so you can enjoy the privacy of living on 16 acres as well as the luxury of living right near town. This area is known for natural Florida springs, the Suwannee River, and beautiful countryside. Call today for your private tour.

21. 2021-12-08
    listed $219,000 812-char remark

    Show marketing remark (812 chars)

    16 acres with a large 3 bedroom 2 bathroom home nestled behind a tree line granting you privacy. This home has tons of upgrades including crown molding, walk-in closets, and a gorgeous stone fireplace. Spacious kitchen with a large island and off to the side is the formal dining room. The home has a covered front porch as well as an attached carport. The back portion of the property is fenced and gated set up to house livestock. There is a 25' by 40' workshop waiting to be restored to its former glory. This property is only a mile from Bell elementary, middle, and high school, so you can enjoy the privacy of living on 16 acres as well as the luxury of living right near town. This area is known for natural Florida springs, the Suwannee River, and beautiful countryside. Call today for your private tour.

22. 2021-12-03
    listed $219,000
23. 2003-07-03
    soldstatus $2,000
24. 2002-12-27
    soldstatus $37,500

ⓘ 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: $4,338 · $362/mo
• Projected year-2 tax: $4,338 · $362/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 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,971
• − Mortgage interest: −$14,284
• − Property taxes: −$4,338
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$7,418
• Taxable loss: −$5,499
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $177/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

• 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

+580.0% since first listed

8 events — show timeline

• 2026-03-12 Listed $255,000 DGLMLS
• 2022-02-02 Sold (Public Records) $219,000 Public Records
• 2022-01-27 Sold (MLS) $219,000 realMLS
• 2022-01-27 Sold (MLS) $219,000 DGLMLS
• 2021-12-08 Listed $219,000 DGLMLS
• 2021-12-03 Listed $219,000 realMLS
• 2003-07-03 Sold (Public Records) $2,000 Public Records
• 2002-12-27 Sold (Public Records) $37,500 Public Records

Property tax history

+13.4%/yr

Latest (2025): $4,338 · +1.0% YoY. Source: county tax records.