13351 NE 19th Ave · Trenton, FL 32693

$99,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 51 Days on market

Built 1972 0.38 ac lot ↓ 29% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to affordable living in Trenton, Florida! This 2-bedroom, 1-bath mobile home is located in the quiet community of Oak Grove Village, offering a convenient location close to town, local shops, and everyday essentials. The home features a functional layout with comfortable living spaces, perfect for full-time living or an investment opportunity. Outside, you'll find plenty of added value with multiple covered parking options, including an attached carport on the home as well as a large 2-car carport—ideal for vehicles, boats, or extra storage. A detached shed and attached utility building provide additional space for tools, hobbies, or workshop use, making this property both practical and versatile. Enjoy low-maintenance living in a peaceful setting while still being just minutes from everything Trenton has to offer, and a short drive to the Suwannee River, natural springs, and outdoor recreation that make North Florida so desirable. Whether you're looking to downsize, invest, or find a simple place to call home, this property is full of potential.

Key facts

• Attached carport
• Large 2-car carport
• Convenient location

Tags

• QUIET COMMUNITY
• CONVENIENT LOCATION
• FUNCTIONAL LAYOUT
• MULTIPLE COVERED PARKING
• ATTACHED CARPORT
• LARGE 2-CAR CARPORT

Property features AI

Finance

• Other: Property type: Residential mobile home; Lot size approximately 0.38 acres (about 1/4 to less than 1/2 acre); Building area listed (public records): 1,592 sq ft; living area 720 sq ft
• HOA & community: No HOA/association indicated

Exterior

• Parking: Carport (3-car)
• Utilities: Well water; Septic tank; Broadband/high‑speed internet available; One well; One septic
• Home design: Residential mobile home (single wide); Two levels; Southwest facing; Entry on covered porch
• Construction: Metal siding; Metal roof; Pillar/post/pier foundation; Built as single wide
• Exterior features: Covered porch; Shed(s) / storage; Cleared lot; Dirt road access

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open living room and dining room combo; Sliding doors
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 198 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Levy County population projected at -28% 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 51 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.42% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.25%
• DSCR: 1.81
• GRM: 5.9

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: 37.9%
• Equity multiple: 3.91×
• Total profit: $80,791
• Equity at exit: $89,187

10-year hold

• IRR: 32.6%
• Equity multiple: 8.82×
• Total profit: $216,854
• Equity at exit: $192,335

Cash invested: $27,720 (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: 198
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $422

Break-even live

Break-even rent $876

Max offer price $99,000

Occupancy floor 65%

Sensitivity live

Price	-10% $478	-5% $450	+0% $422	+5% $393	+10% $365
Rent	-10% $310	-5% $366	+0% $422	+5% $477	+10% $533
Rate	-1.0pp $471	-0.5pp $447	base $422	+0.5pp $396	+1.0pp $370

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $99,000 Active 51 DOM
2. 2026-06-18
   days on market $99,000 Active 48 DOM
3. 2026-06-17
   days on market $99,000 Active 47 DOM
4. 2026-06-16
   days on market $99,000 Active 46 DOM
5. 2026-06-15
   days on market $99,000 Active 45 DOM
6. 2026-06-14
   days on market $99,000 Active 43 DOM
7. 2026-06-13
   days on market $99,000 Active 42 DOM
8. 2026-06-10
   days on market $99,000 Active 40 DOM
9. 2026-06-09
   days on market $99,000 Active 39 DOM
10. 2026-06-08
    days on market $99,000 Active 38 DOM
11. 2026-06-07
    days on market $99,000 Active 37 DOM
12. 2026-06-05
    days on market $99,000 Active 34 DOM
13. 2026-06-03
    days on market $99,000 Active 33 DOM
14. 2026-06-02
    days on market $99,000 Active 32 DOM
15. 2026-06-01
    days on market $99,000 Active 31 DOM
16. 2026-05-31
    days on market $99,000 Active 30 DOM
17. 2026-05-30
    days on market $99,000 Active 29 DOM
18. 2026-05-15
    price $99,000

    Show marketing remark (1076 chars)

    Welcome to affordable living in Trenton, Florida! This 2-bedroom, 1-bath mobile home is located in the quiet community of Oak Grove Village, offering a convenient location close to town, local shops, and everyday essentials. The home features a functional layout with comfortable living spaces, perfect for full-time living or an investment opportunity. Outside, you'll find plenty of added value with multiple covered parking options, including an attached carport on the home as well as a large 2-car carport—ideal for vehicles, boats, or extra storage. A detached shed and attached utility building provide additional space for tools, hobbies, or workshop use, making this property both practical and versatile. Enjoy low-maintenance living in a peaceful setting while still being just minutes from everything Trenton has to offer, and a short drive to the Suwannee River, natural springs, and outdoor recreation that make North Florida so desirable. Whether you're looking to downsize, invest, or find a simple place to call home, this property is full of potential.

19. 2026-05-15
    price $99,000 1076-char remark

    Show marketing remark (1076 chars)

    Welcome to affordable living in Trenton, Florida! This 2-bedroom, 1-bath mobile home is located in the quiet community of Oak Grove Village, offering a convenient location close to town, local shops, and everyday essentials. The home features a functional layout with comfortable living spaces, perfect for full-time living or an investment opportunity. Outside, you'll find plenty of added value with multiple covered parking options, including an attached carport on the home as well as a large 2-car carport—ideal for vehicles, boats, or extra storage. A detached shed and attached utility building provide additional space for tools, hobbies, or workshop use, making this property both practical and versatile. Enjoy low-maintenance living in a peaceful setting while still being just minutes from everything Trenton has to offer, and a short drive to the Suwannee River, natural springs, and outdoor recreation that make North Florida so desirable. Whether you're looking to downsize, invest, or find a simple place to call home, this property is full of potential.

20. 2026-05-01
    listed $138,500 Active

    Show marketing remark (1076 chars)

    Welcome to affordable living in Trenton, Florida! This 2-bedroom, 1-bath mobile home is located in the quiet community of Oak Grove Village, offering a convenient location close to town, local shops, and everyday essentials. The home features a functional layout with comfortable living spaces, perfect for full-time living or an investment opportunity. Outside, you'll find plenty of added value with multiple covered parking options, including an attached carport on the home as well as a large 2-car carport—ideal for vehicles, boats, or extra storage. A detached shed and attached utility building provide additional space for tools, hobbies, or workshop use, making this property both practical and versatile. Enjoy low-maintenance living in a peaceful setting while still being just minutes from everything Trenton has to offer, and a short drive to the Suwannee River, natural springs, and outdoor recreation that make North Florida so desirable. Whether you're looking to downsize, invest, or find a simple place to call home, this property is full of potential.

21. 2026-05-01
    listed $138,500 Active 1076-char remark

    Show marketing remark (1076 chars)

    Welcome to affordable living in Trenton, Florida! This 2-bedroom, 1-bath mobile home is located in the quiet community of Oak Grove Village, offering a convenient location close to town, local shops, and everyday essentials. The home features a functional layout with comfortable living spaces, perfect for full-time living or an investment opportunity. Outside, you'll find plenty of added value with multiple covered parking options, including an attached carport on the home as well as a large 2-car carport—ideal for vehicles, boats, or extra storage. A detached shed and attached utility building provide additional space for tools, hobbies, or workshop use, making this property both practical and versatile. Enjoy low-maintenance living in a peaceful setting while still being just minutes from everything Trenton has to offer, and a short drive to the Suwannee River, natural springs, and outdoor recreation that make North Florida so desirable. Whether you're looking to downsize, invest, or find a simple place to call home, this property is full of potential.

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,577 · $131/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,912
• − Mortgage interest: −$5,546
• − Property taxes: −$1,577
• − Insurance: −$495
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,880
• Taxable income: $3,708
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $4,168/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: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 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

• Population (ZIP): 11,692

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

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 · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

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

-28.5% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $99,000 DGLMLS
• 2026-05-01 Listed $138,500 DGLMLS
• 2026-05-01 Listed $138,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.9%/yr

Latest (2025): $1,577 · +19.2% YoY. Source: county tax records.