1119 SW 4th Ave · Trenton, FL 32693

$249,900

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 197 Days on market

Built 2025 0.34 ac lot Est $265k · 6% under ↓ 9% since listing

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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 +10.1/30.0
• ARV discount +10.1/15.0
• Appreciation +10.0/10.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

New Construction in Trenton! Beautiful 3-bedroom, 2-bath home offering over 1,400 sq. ft. of modern living space. Interior features include luxury vinyl plank flooring, tile in wet areas, and a spacious kitchen with granite countertops, center island, and eat-in dining area. The primary suite offers a dual vanity and walk-in closet for added comfort. Conveniently located near A-rated schools and just minutes from the Suwannee River, local springs, boat ramps, and the Gulf of Mexico — enjoy the best of small-town Florida living!

Key facts

• Eat-in dining area
• New construction
• Spacious kitchen

Tags

• NEW CONSTRUCTION
• LUXURY VINYL PLANK FLOORING
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• CENTER ISLAND
• EAT-IN DINING AREA

Property features AI

Exterior

• Home design: Single-family detached residence; Residential property
• Construction: Shingle roof; Slab foundation; Built on a 0.34-acre lot
• Exterior features: Covered patio/porch; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Eat-in kitchen layout
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Cathedral ceilings; Vaulted ceilings; Eat-in kitchen; Walk-in closet(s); 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (20.0% below list).
• Recommended offer: $200k (20.0% below list) — sets the bar for 1% rule.

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 $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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) 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; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000 (20.0% 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 197 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $264,978
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1119 SW 4th Ave	0.00mi	3/2.0	1,402 (0%)	1mo	$245,000	$175	99
1301 SW 4th Ave	0.10mi	3/2.0	1,232 (-12%)	2mo	$225,000	$183	74
730 SW 2nd Ave	0.25mi	3/2.0	1,272 (-9%)	3mo	$270,000	$212	70
1108 SW 6th Ave	0.09mi	3/2.0	1,290 (-8%)	21mo	$275,000	$213	65
915 SW 4th Ave	0.14mi	3/2.5	1,518 (+8%)	16mo	$345,000	$227	64
501 NW Second St	0.67mi	3/2.0	1,363 (-3%)	7mo	$200,000	$147	58
511 NW Second St	0.67mi	3/2.0	1,363 (-3%)	7mo	$200,000	$147	58
508 SW Third Ave	0.39mi	3/2.0	1,320 (-6%)	21mo	$295,000	$223	54
317 SW 1st St	0.61mi	3/2.0	1,592 (+14%)	14mo	$212,000	$133	38
914 S Main St	0.75mi	2/1.0 (-1)	1,198 (-15%)	8mo	$227,000	$189	25

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: 22.5%
• Equity multiple: 2.81×
• Total profit: $126,770
• Equity at exit: $225,130

10-year hold

• IRR: 20.1%
• Equity multiple: 6.44×
• Total profit: $380,738
• Equity at exit: $485,501

Cash invested: $69,972 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-147

Break-even live

Break-even rent $2,186

Max offer price $228,628

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-61	+0% $-147	+5% $-233	+10% $-320
Rent	-10% $-305	-5% $-226	+0% $-147	+5% $-68	+10% $11
Rate	-1.0pp $-21	-0.5pp $-83	base $-147	+0.5pp $-212	+1.0pp $-278

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 SW 1st St Trenton, FL	3.0	2.0	1508	$2,000	$1.33	14d	1	0.57mi

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-05-01
   status Active
3. 2026-04-13
   price $249,900
4. 2026-03-30
   price $259,900
5. 2026-02-15
   price $268,900
6. 2025-10-16
   listed $274,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,270
• Taxable loss: −$6,106
• Est. tax savings @ 24.0%: +$1,465
• After-tax cash flow: $-299/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

-9.1% since first listed

6 events — show timeline

• 2026-05-01 Pending — DGLMLS
• 2026-05-01 Relisted — DGLMLS
• 2026-04-13 Price Changed $249,900 DGLMLS
• 2026-03-30 Price Changed $259,900 DGLMLS
• 2026-02-15 Price Changed $268,900 DGLMLS
• 2025-10-16 Listed $274,900 DGLMLS