605 NE 219th Ave · Cross City, FL 32680

$194,900

4 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 113 Days on market

Built 2005 1.50 ac lot

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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).

• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2,280 sq ft 4 bedroom 3 bathroom home has everything your family needs and more! You will fall in love with the quiet neighborhood and your corner lot with beautiful mature trees and wildlife. Spread out between the two living area's, one of which featuring a cozy stone wood-burning fireplace. You will have no problem entertaining guests in the large kitchen with island and tons of storage. Every bedroom features a large walk-in closet. Feel like royalty in the biggest master bedroom you have ever stepped foot in, easily swallows a king-size bed! The outdoor living area features a back porch for your bbq's - and a 2-car detached garage with a man cave/workshop for all of your projects! Seller is offering fully furnished! Must see!!!!

Key facts

• Massive utility room
• Large island
• Crown molding

Tags

• CORNER LOT
• CROWN MOLDING
• WOOD BURNING FIREPLACE
• LARGE ISLAND
• JACK AND JILL BATHROOM
• MASSIVE UTILITY ROOM

Property features AI

Exterior

• Utilities: Well water (private)
• Home design: Residential mobile home
• Construction: Vinyl siding; Metal roof
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 3 full bathrooms
• Interior features: Breakfast bar; Cathedral ceiling; Vaulted ceiling; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-39 ($-473/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (19.8% below list).
• Recommended offer: $156k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.1% in Cross City — 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 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 $21k of equity ($1k loan paydown + $19k 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.
• 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $195k implies a 95% 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 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,240 (19.8% 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 113 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. 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: 0.80% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 10.4

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: 23.7%
• Equity multiple: 2.90×
• Total profit: $103,616
• Equity at exit: $175,581

10-year hold

• IRR: 21.0%
• Equity multiple: 6.63×
• Total profit: $307,064
• Equity at exit: $378,648

Cash invested: $54,572 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-39

Break-even live

Break-even rent $1,612

Max offer price $187,938

Occupancy floor 98%

Sensitivity live

Price	-10% $71	-5% $16	+0% $-39	+5% $-95	+10% $-150
Rent	-10% $-163	-5% $-101	+0% $-39	+5% $22	+10% $84
Rate	-1.0pp $59	-0.5pp $10	base $-39	+0.5pp $-90	+1.0pp $-141

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $194,900 Active 113 DOM
2. 2026-06-18
   days on market $194,900 Active 111 DOM
3. 2026-06-17
   days on market $194,900 Active 110 DOM
4. 2026-06-16
   days on market $194,900 Active 109 DOM
5. 2026-06-15
   days on market $194,900 Active 108 DOM
6. 2026-06-13
   days on market $194,900 Active 106 DOM
7. 2026-06-12
   days on market $194,900 Active 105 DOM
8. 2026-06-09
   days on market $194,900 Active 102 DOM
9. 2026-06-08
   days on market $194,900 Active 101 DOM
10. 2026-06-07
    days on market $194,900 Active 100 DOM
11. 2026-06-07
    days on market $194,900 Active 99 DOM
12. 2026-06-04
    days on market $194,900 Active 96 DOM
13. 2026-06-02
    days on market $194,900 Active 95 DOM
14. 2026-06-01
    days on market $194,900 Active 94 DOM
15. 2026-05-31
    days on market $194,900 Active 93 DOM
16. 2026-05-31
    days on market $194,900 Active 92 DOM
17. 2026-04-02
    price $194,900
18. 2026-03-13
    price $199,900
19. 2026-02-27
    listed $209,900 Active
20. 2020-08-28
    soldstatus $100,000
21. 2020-08-17
    soldstatus $125,000 748-char remark

    Show marketing remark (748 chars)

    This 2,280 sq ft 4 bedroom 3 bathroom home has everything your family needs and more! You will fall in love with the quiet neighborhood and your corner lot with beautiful mature trees and wildlife. Spread out between the two living area's, one of which featuring a cozy stone wood-burning fireplace. You will have no problem entertaining guests in the large kitchen with island and tons of storage. Every bedroom features a large walk-in closet. Feel like royalty in the biggest master bedroom you have ever stepped foot in, easily swallows a king-size bed! The outdoor living area features a back porch for your bbq's - and a 2-car detached garage with a man cave/workshop for all of your projects! Seller is offering fully furnished! Must see!!!!

22. 2020-06-13
    listed $129,900 748-char remark

    Show marketing remark (748 chars)

    This 2,280 sq ft 4 bedroom 3 bathroom home has everything your family needs and more! You will fall in love with the quiet neighborhood and your corner lot with beautiful mature trees and wildlife. Spread out between the two living area's, one of which featuring a cozy stone wood-burning fireplace. You will have no problem entertaining guests in the large kitchen with island and tons of storage. Every bedroom features a large walk-in closet. Feel like royalty in the biggest master bedroom you have ever stepped foot in, easily swallows a king-size bed! The outdoor living area features a back porch for your bbq's - and a 2-car detached garage with a man cave/workshop for all of your projects! Seller is offering fully furnished! Must see!!!!

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,045 · $170/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 5 d/yr ≥106°F today · 16 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: $18,749
• − Mortgage interest: −$10,917
• − Property taxes: −$2,045
• − Insurance: −$974
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$5,670
• Taxable loss: −$3,858
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $453/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

+50.0% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $194,900 DGLMLS
• 2026-03-13 Price Changed $199,900 DGLMLS
• 2026-02-27 Listed $209,900 DGLMLS
• 2020-08-28 Sold (Public Records) $100,000 Public Records
• 2020-08-17 Sold (MLS) $125,000 DGLMLS
• 2020-06-13 Listed $129,900 DGLMLS

Property tax history

+12.1%/yr

Latest (2025): $2,045 · +4.1% YoY. Source: county tax records.