521 NE First Ave · Trenton, FL 32693

$195,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 135 Days on market

Built 1976 0.34 ac lot $134/sqft · 9% below area Est $214k · 9% 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 +15.9/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Schools +5.3/10.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

From the first look, this Trenton property offers the kind of opportunity buyers continue searching for — an affordable, functional home with usable outdoor space and flexibility for a variety of lifestyles. Situated on approximately . 34 acres in Gilchrist County, this 3-bedroom, 2-bath home offers 1,456 square feet with a practical layout designed for everyday living. Whether you are purchasing your first home, downsizing, or adding to an investment portfolio, this property delivers strong value in today's market. Inside, the layout creates separation between living areas and bedrooms while still feeling open and connected. Natural light helps the living space feel larger and more inviting, while ceiling fans and blinds add immediate functionality. The kitchen offers good workspace, storage, and flow into the dining and living areas, creating a setup that works well for both daily living and entertaining. The primary suite provides the privacy buyers want with a dedicated bathroom setup, while two additional bedrooms create flexibility for guests, hobbies, remote work, or future rental potential. A screened porch adds valuable outdoor living space, giving buyers a comfortable place to relax or entertain year-round. Outside, the manageable . 34-acre lot provides more spacing than many in-town properties while still remaining easy to maintain. There is room for pets, gardening, outdoor seating, or future improvements without the upkeep demands of larger acreage. Located in Trenton, buyers enjoy convenient access to Gainesville, Chiefland, local springs, rivers, shopping, healthcare, and outdoor recreation. The combination of affordability, functionality, outdoor usability, and location makes this property a strong opportunity for buyers seeking practical North Florida living.

Key facts

• Cozy breakfast nook
• Bonus room
• Third of an acre

Tags

• CONCRETE BLOCK AND BRICK HOME
• COZY BREAKFAST NOOK
• BONUS ROOM
• SEPARATE INDOOR LAUNDRY ROOM
• LARGE SCREENED PORCH
• THIRD OF AN ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $180k (7.6% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• 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; 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 $21k of equity ($1k loan paydown + $20k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 0.92% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (median comp): $214,220
• List price: $195,000
• Delta: -8.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823 E Wade St	0.22mi	4/2.0 (+1)	1,596 (+10%)	3mo	$140,000	$88	66
506 NE 2nd St	0.20mi	3/2.0	1,264 (-13%)	4mo	$216,000	$171	66
501 NW Second St	0.43mi	3/2.0	1,363 (-6%)	7mo	$200,000	$147	64
511 NW Second St	0.45mi	3/2.0	1,363 (-6%)	7mo	$200,000	$147	63
518 NE 2nd St	0.21mi	2/1.0 (-1)	1,299 (-11%)	2mo	$87,000	$67	62
317 SW 1st St	0.40mi	3/2.0	1,592 (+9%)	14mo	$212,000	$133	54
110 NE Rowland Blvd	0.35mi	3/2.0	1,257 (-14%)	11mo	$207,000	$165	52
104 NE Rowland Blvd	0.36mi	3/2.0	1,257 (-14%)	11mo	$224,800	$179	51
260 NE Trenton Blvd	0.49mi	3/2.0	1,253 (-14%)	8mo	$219,000	$175	47
270 NE Trenton Blvd	0.49mi	3/2.0	1,253 (-14%)	11mo	$217,500	$174	45
280 NE Trenton Blvd	0.50mi	3/2.0	1,253 (-14%)	12mo	$219,000	$175	44
730 SW 2nd Ave	0.74mi	3/2.0	1,272 (-13%)	3mo	$270,000	$212	42

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: $112,209
• Equity at exit: $175,671

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $325,757
• Equity at exit: $378,842

Cash invested: $54,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$225 /mo · $2,698/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $94

Break-even live

Break-even rent $1,682

Max offer price $195,000

Occupancy floor 90%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	13d	1	0.39mi
1102 NE 16th Ave Trenton, FL	3.0	2.0	1056	$1,250	$1.18	13d	1	0.81mi

Listing history 20 events

1. 2026-06-18
   days on market $195,000 Active 135 DOM
2. 2026-06-17
   days on market $195,000 Active 134 DOM
3. 2026-06-16
   days on market $195,000 Active 133 DOM
4. 2026-06-15
   days on market $195,000 Active 132 DOM
5. 2026-06-14
   days on market $195,000 Active 130 DOM
6. 2026-06-13
   days on market $195,000 Active 129 DOM
7. 2026-06-10
   days on market $195,000 Active 127 DOM
8. 2026-06-09
   days on market $195,000 Active 126 DOM
9. 2026-06-08
   days on market $195,000 Active 125 DOM
10. 2026-06-07
    days on market $195,000 Active 124 DOM
11. 2026-06-05
    days on market $195,000 Active 121 DOM
12. 2026-06-02
    days on market $195,000 Active 119 DOM
13. 2026-06-01
    days on market $195,000 Active 118 DOM
14. 2026-05-31
    days on market $195,000 Active 117 DOM
15. 2026-05-30
    days on market $195,000 Active 116 DOM
16. 2026-04-28
    price $195,000 1812-char remark

    Show marketing remark (1812 chars)

    From the first look, this Trenton property offers the kind of opportunity buyers continue searching for — an affordable, functional home with usable outdoor space and flexibility for a variety of lifestyles. Situated on approximately . 34 acres in Gilchrist County, this 3-bedroom, 2-bath home offers 1,456 square feet with a practical layout designed for everyday living. Whether you are purchasing your first home, downsizing, or adding to an investment portfolio, this property delivers strong value in today's market. Inside, the layout creates separation between living areas and bedrooms while still feeling open and connected. Natural light helps the living space feel larger and more inviting, while ceiling fans and blinds add immediate functionality. The kitchen offers good workspace, storage, and flow into the dining and living areas, creating a setup that works well for both daily living and entertaining. The primary suite provides the privacy buyers want with a dedicated bathroom setup, while two additional bedrooms create flexibility for guests, hobbies, remote work, or future rental potential. A screened porch adds valuable outdoor living space, giving buyers a comfortable place to relax or entertain year-round. Outside, the manageable . 34-acre lot provides more spacing than many in-town properties while still remaining easy to maintain. There is room for pets, gardening, outdoor seating, or future improvements without the upkeep demands of larger acreage. Located in Trenton, buyers enjoy convenient access to Gainesville, Chiefland, local springs, rivers, shopping, healthcare, and outdoor recreation. The combination of affordability, functionality, outdoor usability, and location makes this property a strong opportunity for buyers seeking practical North Florida living.

17. 2026-02-03
    listed $209,000 Active 1812-char remark

    Show marketing remark (1812 chars)

    From the first look, this Trenton property offers the kind of opportunity buyers continue searching for — an affordable, functional home with usable outdoor space and flexibility for a variety of lifestyles. Situated on approximately . 34 acres in Gilchrist County, this 3-bedroom, 2-bath home offers 1,456 square feet with a practical layout designed for everyday living. Whether you are purchasing your first home, downsizing, or adding to an investment portfolio, this property delivers strong value in today's market. Inside, the layout creates separation between living areas and bedrooms while still feeling open and connected. Natural light helps the living space feel larger and more inviting, while ceiling fans and blinds add immediate functionality. The kitchen offers good workspace, storage, and flow into the dining and living areas, creating a setup that works well for both daily living and entertaining. The primary suite provides the privacy buyers want with a dedicated bathroom setup, while two additional bedrooms create flexibility for guests, hobbies, remote work, or future rental potential. A screened porch adds valuable outdoor living space, giving buyers a comfortable place to relax or entertain year-round. Outside, the manageable . 34-acre lot provides more spacing than many in-town properties while still remaining easy to maintain. There is room for pets, gardening, outdoor seating, or future improvements without the upkeep demands of larger acreage. Located in Trenton, buyers enjoy convenient access to Gainesville, Chiefland, local springs, rivers, shopping, healthcare, and outdoor recreation. The combination of affordability, functionality, outdoor usability, and location makes this property a strong opportunity for buyers seeking practical North Florida living.

18. 2023-03-09
    soldstatus $145,000
19. 2022-09-23
    historical
20. 2022-07-01
    listed $167,500 Active

ⓘ 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: $2,698 · $225/mo
• Projected year-2 tax: $2,698 · $225/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,611
• − Mortgage interest: −$10,923
• − Property taxes: −$2,698
• − Insurance: −$975
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$5,673
• Taxable loss: −$2,115
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $1,636/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

+16.4% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $195,000 DGLMLS
• 2026-02-03 Listed $209,000 DGLMLS
• 2023-03-09 Sold (Public Records) $145,000 Public Records
• 2022-09-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-01 Listed $167,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $2,698 · -9.0% YoY. Source: county tax records.