1001 NE 2nd Ave · Trenton, FL 32693

$140,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 68 Days on market

Built 1928 0.39 ac lot Est $206k · 32% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.3/10.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3/1 country style home in the heart of town! Take a look at this charming home originally built in 1928 sitting on a third of an acre and on a corner lot. Large open living room, spacious kitchen with plenty of counterspace and a separate dining room for family dinners on Sundays. Huge utility room at the back of the house with plenty of space for extra storage. The most charming thing about this home is the front porch. Imagine yourself sitting in the rocking chair enjoying a glass of sweet tea and chatting with the neighbors as they walk by or swinging on a porch swing with your loved ones. The backyard is large enough for the kids to run and play and there's even room for a small garden. Located just walking distance to local restaurants, shopping and doctors offices. A 30 minute drive to Gainesville for work, entertainment and UF Health. This beautiful home won't last long! Call today to schedule a private tour!

Key facts

• Covered front porch
• Newer ac
• Metal roof

Tags

• CORNER LOT
• COVERED FRONT PORCH
• METAL ROOF
• VINYL SIDING
• NEWER AC
• NEWER WATER HEATER

Property features AI

Finance

• Other: Residential zoning; Unfurnished; Living area about 1,248 sq ft (public records); Building area about 1,456 sq ft (public records)
• HOA & community: No association

Exterior

• Parking: Paved access (street)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One-story home; Faces south
• Construction: Frame construction with wood siding; Metal roof; Crawlspace foundation; Built on a 0.39-acre lot (approx. 1/4 to less than 1/2 acre)
• Exterior features: Covered front and rear porches; Private mailbox; Corner lot within city limits; Level, paved lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Window treatments (blinds)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $69 ($826/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 $125k (10.7% below list).
• Recommended offer: $125k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.9% in Trenton — 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 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: 199 active listings in the ZIP; 1 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000 (10.7% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 NE 2nd St	0.44mi	3/2.0	1,264 (+1%)	4mo	$216,000	$171	70
518 NE 2nd St	0.45mi	2/1.0 (-1)	1,299 (+4%)	2mo	$87,000	$67	66
260 NE Trenton Blvd	0.56mi	3/2.0	1,253 (+0%)	8mo	$219,000	$175	63
110 NE Rowland Blvd	0.52mi	3/2.0	1,257 (+1%)	11mo	$207,000	$165	61
270 NE Trenton Blvd	0.55mi	3/2.0	1,253 (+0%)	11mo	$217,500	$174	61
104 NE Rowland Blvd	0.54mi	3/2.0	1,257 (+1%)	11mo	$224,800	$179	61
280 NE Trenton Blvd	0.56mi	3/2.0	1,253 (+0%)	12mo	$219,000	$175	60
330 SE 2nd Ave	0.44mi	3/1.0	1,128 (-10%)	9mo	$49,000	$43	56
220 SE 2nd St	0.48mi	3/1.0	1,114 (-11%)	13mo	$98,000	$88	49
504 NE 4th Ave	0.33mi	3/2.0	1,404 (+12%)	15mo	$105,000	$75	47
501 NW Second St	0.71mi	3/2.0	1,363 (+9%)	7mo	$200,000	$147	42
511 NW Second St	0.73mi	3/2.0	1,363 (+9%)	7mo	$200,000	$147	41

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: 25.8%
• Equity multiple: 3.06×
• Total profit: $80,623
• Equity at exit: $126,123

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $233,949
• Equity at exit: $271,989

Cash invested: $39,200 (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 32693

• Home prices YoY: 14.8%
• Active inventory: 199
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $69

Break-even live

Break-even rent $1,163

Max offer price $140,000

Occupancy floor 89%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 NE 16th Ave Trenton, FL	3.0	2.0	1056	$1,250	$1.18	13d	1	0.65mi

Listing history 14 events

1. 2026-05-21
   price $140,000
2. 2026-05-18
   status Active
3. 2026-04-11
   status Pending
4. 2026-03-30
   price $159,000
5. 2026-03-07
   price $169,000
6. 2026-02-12
   listed $175,000 Active
7. 2022-09-07
   soldstatus $146,750
8. 2022-08-31
   soldstatus $146,750 929-char remark

   Show marketing remark (929 chars)

   3/1 country style home in the heart of town! Take a look at this charming home originally built in 1928 sitting on a third of an acre and on a corner lot. Large open living room, spacious kitchen with plenty of counterspace and a separate dining room for family dinners on Sundays. Huge utility room at the back of the house with plenty of space for extra storage. The most charming thing about this home is the front porch. Imagine yourself sitting in the rocking chair enjoying a glass of sweet tea and chatting with the neighbors as they walk by or swinging on a porch swing with your loved ones. The backyard is large enough for the kids to run and play and there's even room for a small garden. Located just walking distance to local restaurants, shopping and doctors offices. A 30 minute drive to Gainesville for work, entertainment and UF Health. This beautiful home won't last long! Call today to schedule a private tour!

9. 2022-07-07
   listed $149,900 929-char remark

   Show marketing remark (929 chars)

   3/1 country style home in the heart of town! Take a look at this charming home originally built in 1928 sitting on a third of an acre and on a corner lot. Large open living room, spacious kitchen with plenty of counterspace and a separate dining room for family dinners on Sundays. Huge utility room at the back of the house with plenty of space for extra storage. The most charming thing about this home is the front porch. Imagine yourself sitting in the rocking chair enjoying a glass of sweet tea and chatting with the neighbors as they walk by or swinging on a porch swing with your loved ones. The backyard is large enough for the kids to run and play and there's even room for a small garden. Located just walking distance to local restaurants, shopping and doctors offices. A 30 minute drive to Gainesville for work, entertainment and UF Health. This beautiful home won't last long! Call today to schedule a private tour!

10. 2008-05-13
    soldstatus $86,900
11. 2008-04-02
    listed $84,900
12. 2008-04-01
    soldstatus $52,000
13. 2002-03-12
    soldstatus $25,000
14. 2001-11-06
    soldstatus $25,500

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,514 · $126/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$7,842
• − Property taxes: −$1,514
• − Insurance: −$700
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,073
• Taxable loss: −$1,528
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $1,193/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

• Census place: Trenton, FL
• 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

+449.0% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-07 Sold (Public Records) $146,750 Public Records
• 2022-08-31 Sold (MLS) $146,750 DGLMLS
• 2022-07-07 Listed $149,900 DGLMLS
• 2008-05-13 Sold (Public Records) $86,900 Public Records
• 2008-04-02 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-01 Sold (Public Records) $52,000 Public Records
• 2002-03-12 Sold (Public Records) $25,000 Public Records
• 2001-11-06 Sold (Public Records) $25,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,514 · +2.8% YoY. Source: county tax records.