71 NE 833rd St · Bell, FL 32680

$259,000

3 bd · 2.0 ba · 1,058 sqft · Manufactured public records · 153 Days on market

Built 1996 2.00 ac lot

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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
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Spacious 3/2 DWMH situated on a pretty 2 acre partially fenced corner lot. Home features split/open floor plan, seperate dining, family room, living room and a total metal roof over with stucco columns, back & front porches also includes a 32x48 detached carport, workshop/garage with full bath and 220 amp power. Some furnishings left including washer & dryer. This home has a lot to offer and is close to the Suwannee River and Goronto Springs with an easy commute into Bell, Branford, High Springs or Gainesville. View this one Today!

Key facts

• Full metal roof-over
• Cleared corner lot
• Split floor plan

Tags

• CLEARED CORNER LOT
• FULL METAL ROOF-OVER
• STUCCO EXTERIOR WALLS
• SPLIT FLOOR PLAN
• DETACHED GARAGE
• PARTIALLY FINISHED HALF BATH

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water (private)
• Home design: Residential mobile home; Located in Shannon Oaks subdivision
• Construction: Stucco and vinyl siding exterior; Metal roof
• Exterior features: Covered patio/porch; Deck; Workshop; Corner lot; Level lot; Wooded lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Breakfast bar; Eat-in kitchen; Walk-in closet(s); Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (41.7% below list).
• Recommended offer: $151k (41.7% 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.
• 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 $28k of equity ($2k loan paydown + $26k 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.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $75k; list at $259k implies a 245% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,870 (41.7% 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 153 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.81%
• DSCR: 0.74
• GRM: 14.3

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: 20.1%
• Equity multiple: 2.64×
• Total profit: $118,577
• Equity at exit: $233,328

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $366,510
• Equity at exit: $503,180

Cash invested: $72,520 (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: 14.3×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-351

Break-even live

Break-even rent $1,953

Max offer price $197,002

Occupancy floor —

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $259,000 Active 153 DOM
2. 2026-06-17
   days on market $259,000 Active 152 DOM
3. 2026-06-16
   days on market $259,000 Active 151 DOM
4. 2026-06-15
   days on market $259,000 Active 150 DOM
5. 2026-06-13
   days on market $259,000 Active 148 DOM
6. 2026-06-12
   days on market $259,000 Active 147 DOM
7. 2026-06-09
   days on market $259,000 Active 144 DOM
8. 2026-06-08
   days on market $259,000 Active 143 DOM
9. 2026-06-07
   days on market $259,000 Active 142 DOM
10. 2026-06-07
    days on market $259,000 Active 141 DOM
11. 2026-06-04
    days on market $259,000 Active 138 DOM
12. 2026-06-02
    days on market $259,000 Active 137 DOM
13. 2026-06-01
    days on market $259,000 Active 136 DOM
14. 2026-05-31
    days on market $259,000 Active 135 DOM
15. 2026-05-31
    days on market $259,000 Active 134 DOM
16. 2026-01-16
    listed $259,000 Active
17. 2016-06-27
    soldstatus $75,000
18. 2016-06-07
    soldstatus $75,000 549-char remark

    Show marketing remark (549 chars)

    Spacious 3/2 DWMH situated on a pretty 2 acre partially fenced corner lot. Home features split/open floor plan, seperate dining, family room, living room and a total metal roof over with stucco columns, back & front porches also includes a 32x48 detached carport, workshop/garage with full bath and 220 amp power. Some furnishings left including washer & dryer. This home has a lot to offer and is close to the Suwannee River and Goronto Springs with an easy commute into Bell, Branford, High Springs or Gainesville. View this one Today!

19. 2016-04-25
    listed $84,900 549-char remark

    Show marketing remark (549 chars)

    Spacious 3/2 DWMH situated on a pretty 2 acre partially fenced corner lot. Home features split/open floor plan, seperate dining, family room, living room and a total metal roof over with stucco columns, back & front porches also includes a 32x48 detached carport, workshop/garage with full bath and 220 amp power. Some furnishings left including washer & dryer. This home has a lot to offer and is close to the Suwannee River and Goronto Springs with an easy commute into Bell, Branford, High Springs or Gainesville. View this one Today!

ⓘ 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: $920 · $77/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$1,229/yr (+$102/mo · 133.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $18,104
• − Mortgage interest: −$14,508
• − Property taxes: −$920
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$7,535
• Taxable loss: −$9,050
• Est. tax savings @ 24.0%: +$2,172
• After-tax cash flow: $-2,039/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

+205.1% since first listed

4 events — show timeline

• 2026-01-16 Listed $259,000 DGLMLS
• 2016-06-27 Sold (Public Records) $75,000 Public Records
• 2016-06-07 Sold (MLS) $75,000 DGLMLS
• 2016-04-25 Listed $84,900 DGLMLS

Property tax history

-2.5%/yr

Latest (2025): $920 · +2.0% YoY. Source: county tax records.