889 434th St · Cross City, FL 32680

$274,900

4 bd · 2.0 ba · 1,560 sqft · Manufactured · 193 Days on market

Built 2025 3.00 ac lot

---

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 +6.9/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Looking for a property that is turn key ready, power-pole (power connected), well and septic with RV hook up, this 2.96 acre parcel is for you. The septic is brand new and brand new shed come with the property. The shed has electricity connected and move in ready. You have to see this property to truly appreciate all it has to offer. Call today for a showing.

Key facts

• 9 foot ceilings
• 3 peaceful acres
• Walk around island

Tags

• 3 PEACEFUL ACRES
• 9 FOOT CEILINGS
• FARMHOUSE STYLE KITCHEN
• WALK AROUND ISLAND
• BRIGHT WHITE CABINETRY
• FULLY GRASSED YARD

Property features AI

Finance

• Other: Listing broker: Hatcher Realty Services, Inc. Steinhatchee; Listing agent: Cheryl Pridgeon

Exterior

• Home design: Residential mobile home; Located in Fort John McKinney subdivision; Approximately 5 miles from Old Town (GPS directions available)
• Construction: Vinyl siding; Shingle roof; Built on a mobile home foundation
• Exterior features: Level lot; Wooded lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; Walk-in closets; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (26.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (42.3% below list).
• Recommended offer: $159k (42.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#412 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: 262 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 $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $64k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $275k implies a 323% 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; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,701 (42.3% 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 193 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. 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?
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: 0.58% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.50%
• DSCR: 0.71
• GRM: 14.4

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $123,038
• Equity at exit: $247,652

10-year hold

• IRR: 18.0%
• Equity multiple: 5.98×
• Total profit: $382,984
• Equity at exit: $534,070

Cash invested: $76,972 (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 32680

• Home prices YoY: 2.5%
• Active inventory: 262
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-417

Break-even live

Break-even rent $2,115

Max offer price $201,224

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-339	+0% $-417	+5% $-495	+10% $-573
Rent	-10% $-542	-5% $-480	+0% $-417	+5% $-354	+10% $-292
Rate	-1.0pp $-279	-0.5pp $-347	base $-417	+0.5pp $-488	+1.0pp $-561

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-07
   days on market $274,900 Active 193 DOM
2. 2026-06-04
   days on market $274,900 Active 190 DOM
3. 2026-06-02
   days on market $274,900 Active 189 DOM
4. 2026-06-01
   days on market $274,900 Active 188 DOM
5. 2026-05-31
   days on market $274,900 Active 187 DOM
6. 2026-05-31
   days on market $274,900 Active 186 DOM
7. 2026-05-21
   price $274,900
8. 2026-05-12
   price $285,400
9. 2026-04-21
   price $289,000
10. 2026-03-23
    price $299,000
11. 2026-02-28
    price $319,000
12. 2026-01-31
    price $329,000
13. 2025-11-25
    listed $339,000 Active
14. 2024-05-09
    soldstatus $65,000
15. 2024-05-03
    soldstatus $65,000 Closed 361-char remark

    Show marketing remark (361 chars)

    Looking for a property that is turn key ready, power-pole (power connected), well and septic with RV hook up, this 2.96 acre parcel is for you. The septic is brand new and brand new shed come with the property. The shed has electricity connected and move in ready. You have to see this property to truly appreciate all it has to offer. Call today for a showing.

16. 2024-04-16
    listed $74,972 Active 361-char remark

    Show marketing remark (361 chars)

    Looking for a property that is turn key ready, power-pole (power connected), well and septic with RV hook up, this 2.96 acre parcel is for you. The septic is brand new and brand new shed come with the property. The shed has electricity connected and move in ready. You have to see this property to truly appreciate all it has to offer. Call today for a showing.

17. 2023-07-05
    soldstatus $30,000
18. 2023-06-30
    soldstatus $30,000 Closed 664-char remark

    Show marketing remark (664 chars)

    Come build your dream home or move in a manufactured home on this 3-acre lot (mol)! Property is located on a dead-end street so little drive by traffic. Vegetation, and large trees have been left as a buffer on all sides of the property so once you enter the driveway you still have plenty of seclusion from the road and neighbors. Property has an old power pole, producing well, and large concrete pad. Wildlife is plentiful and quietness is not hard to find here! Easy access to all the things we love here in Dixie County, a short ride to the lovely gulf towns, the Suwannee River, springs, and local boat launches. Call me to schedule your private tour today!

19. 2023-05-28
    status Pending 664-char remark

    Show marketing remark (664 chars)

    Come build your dream home or move in a manufactured home on this 3-acre lot (mol)! Property is located on a dead-end street so little drive by traffic. Vegetation, and large trees have been left as a buffer on all sides of the property so once you enter the driveway you still have plenty of seclusion from the road and neighbors. Property has an old power pole, producing well, and large concrete pad. Wildlife is plentiful and quietness is not hard to find here! Easy access to all the things we love here in Dixie County, a short ride to the lovely gulf towns, the Suwannee River, springs, and local boat launches. Call me to schedule your private tour today!

20. 2023-05-10
    listed $36,500 Active

    Show marketing remark (664 chars)

    Come build your dream home or move in a manufactured home on this 3-acre lot (mol)! Property is located on a dead-end street so little drive by traffic. Vegetation, and large trees have been left as a buffer on all sides of the property so once you enter the driveway you still have plenty of seclusion from the road and neighbors. Property has an old power pole, producing well, and large concrete pad. Wildlife is plentiful and quietness is not hard to find here! Easy access to all the things we love here in Dixie County, a short ride to the lovely gulf towns, the Suwannee River, springs, and local boat launches. Call me to schedule your private tour today!

21. 2023-05-10
    listed $36,500 Active 664-char remark

    Show marketing remark (664 chars)

    Come build your dream home or move in a manufactured home on this 3-acre lot (mol)! Property is located on a dead-end street so little drive by traffic. Vegetation, and large trees have been left as a buffer on all sides of the property so once you enter the driveway you still have plenty of seclusion from the road and neighbors. Property has an old power pole, producing well, and large concrete pad. Wildlife is plentiful and quietness is not hard to find here! Easy access to all the things we love here in Dixie County, a short ride to the lovely gulf towns, the Suwannee River, springs, and local boat launches. Call me to schedule your private tour today!

22. 2023-04-15
    status Active
23. 2023-04-02
    status Pending
24. 2023-03-22
    price $36,500
25. 2022-10-24
    listed $54,900 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: $1,376 · $115/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$906/yr (+$75/mo · 65.8%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,044
• − Mortgage interest: −$15,399
• − Property taxes: −$1,376
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$7,997
• Taxable loss: −$10,149
• Est. tax savings @ 24.0%: +$2,436
• After-tax cash flow: $-2,569/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 — Cross City

• Score: 70/100
• State rank: #412
• US rank: #7340

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+400.7% since first listed

19 events — show timeline

• 2026-05-21 Price Changed $274,900 DGLMLS
• 2026-05-12 Price Changed $285,400 DGLMLS
• 2026-04-21 Price Changed $289,000 DGLMLS
• 2026-03-23 Price Changed $299,000 DGLMLS
• 2026-02-28 Price Changed $319,000 DGLMLS
• 2026-01-31 Price Changed $329,000 DGLMLS
• 2025-11-25 Listed $339,000 DGLMLS
• 2024-05-09 Sold (Public Records) $65,000 Public Records
• 2024-05-03 Sold (MLS) $65,000 DGLMLS
• 2024-04-16 Listed $74,972 DGLMLS
• 2023-07-05 Sold (Public Records) $30,000 Public Records
• 2023-06-30 Sold (MLS) $30,000 DGLMLS
• 2023-05-28 Pending — DGLMLS
• 2023-05-10 Listed $36,500 DGLMLS
• 2023-05-10 Listed $36,500 Stellar MLS as Distributed by MLS Grid
• 2023-04-15 Relisted — DGLMLS
• 2023-04-02 Pending — DGLMLS
• 2023-03-22 Price Changed $36,500 DGLMLS
• 2022-10-24 Listed $54,900 DGLMLS

Property tax history

+12.5%/yr

Latest (2025): $1,376 · +54.8% YoY. Source: county tax records.