720 NE Fourth Ave · Trenton, FL 32693

$97,500

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 120 Days on market

Built 1997 9,148 sqft lot $116/sqft · 77% above area ↓ 5% 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 +29.4/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 3 bedroom, 2 bathroom 1997 single wide conveniently located inside the Trenton city limits! If you've been looking for affordability, convenience, and functionality all in one, this property checks the boxes. Step inside and you'll find a spacious living area that flows comfortably into the kitchen and dining space — perfect for everyday living or hosting family and friends. The split-bedroom floor plan offers privacy, with the primary suite tucked away featuring its own private bathroom and ample closet space. On the opposite side of the home, you'll find two additional bedrooms and a full bath — ideal for kids, guests, or even a home office setup. Located within city limits, you'll enjoy quick access to local schools, shopping, dining, and everything Trenton has to offer — all while maintaining the comfort of your own space.

Key facts

• 9,148 sq ft lot
• Built 1997
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 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 $10k of equity ($674 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,725 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.28% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.25%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (median comp): $54,991
• List price: $97,500
• Delta: 85.30%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.75×
• Total profit: $75,197
• Equity at exit: $87,836

10-year hold

• IRR: 30.6%
• Equity multiple: 8.47×
• Total profit: $204,063
• Equity at exit: $189,421

Cash invested: $27,300 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $347

Break-even live

Break-even rent $811

Max offer price $97,500

Occupancy floor 67%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 NE 16th Ave Trenton, FL	3.0	2.0	1056	$1,250	$1.18	13d	1	0.61mi

Listing history 18 events

1. 2026-06-18
   days on market $97,500 Active 120 DOM
2. 2026-06-17
   price $97,500 Active 119 DOM
3. 2026-06-17
   days on market $101,900 Active 119 DOM
4. 2026-06-16
   days on market $101,900 Active 118 DOM
5. 2026-06-15
   days on market $101,900 Active 117 DOM
6. 2026-06-14
   days on market $101,900 Active 115 DOM
7. 2026-06-13
   days on market $101,900 Active 114 DOM
8. 2026-06-10
   days on market $101,900 Active 112 DOM
9. 2026-06-09
   days on market $101,900 Active 111 DOM
10. 2026-06-08
    days on market $101,900 Active 110 DOM
11. 2026-06-07
    days on market $101,900 Active 109 DOM
12. 2026-06-05
    pricedays on market $101,900 Active 106 DOM
13. 2026-06-02
    days on market $104,900 Active 104 DOM
14. 2026-06-01
    days on market $104,900 Active 103 DOM
15. 2026-05-31
    days on market $104,900 Active 102 DOM
16. 2026-05-30
    days on market $104,900 Active 101 DOM
17. 2026-05-09
    price $104,900 881-char remark

    Show marketing remark (881 chars)

    Welcome to this charming 3 bedroom, 2 bathroom 1997 single wide conveniently located inside the Trenton city limits! If you've been looking for affordability, convenience, and functionality all in one, this property checks the boxes. Step inside and you'll find a spacious living area that flows comfortably into the kitchen and dining space — perfect for everyday living or hosting family and friends. The split-bedroom floor plan offers privacy, with the primary suite tucked away featuring its own private bathroom and ample closet space. On the opposite side of the home, you'll find two additional bedrooms and a full bath — ideal for kids, guests, or even a home office setup. Located within city limits, you'll enjoy quick access to local schools, shopping, dining, and everything Trenton has to offer — all while maintaining the comfort of your own space.

18. 2026-02-19
    listed $110,000 Active 881-char remark

    Show marketing remark (881 chars)

    Welcome to this charming 3 bedroom, 2 bathroom 1997 single wide conveniently located inside the Trenton city limits! If you've been looking for affordability, convenience, and functionality all in one, this property checks the boxes. Step inside and you'll find a spacious living area that flows comfortably into the kitchen and dining space — perfect for everyday living or hosting family and friends. The split-bedroom floor plan offers privacy, with the primary suite tucked away featuring its own private bathroom and ample closet space. On the opposite side of the home, you'll find two additional bedrooms and a full bath — ideal for kids, guests, or even a home office setup. Located within city limits, you'll enjoy quick access to local schools, shopping, dining, and everything Trenton has to offer — all while maintaining the comfort of your own space.

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,063 · $89/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 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: $15,000
• − Mortgage interest: −$5,462
• − Property taxes: −$1,063
• − Insurance: −$488
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,836
• Taxable income: $2,751
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $3,503/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

-4.6% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $104,900 DGLMLS
• 2026-02-19 Listed $110,000 DGLMLS

Property tax history

+17.9%/yr

Latest (2025): $1,063 · +6.0% YoY. Source: county tax records.