136 SE Calob Ct · Watertown, FL 32025

$200,000

3 bd · 2.0 ba · 1,253 sqft · SingleFamily public records · 111 Days on market

Built 1965 Est $197k · at est.

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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 +15.2/30.0
• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity for a first-time home buyer, airbnb or a residential rental. This brick home has 3 bedrooms, 2 bathrooms, and it is conveniently located near restaurants, hospitals, schools, shopping and much more.

Key facts

• Built 1965
• Listed 110 days

Property features AI

Exterior

• Home design: Residential property; Single-story
• Construction: Brick construction; Metal roof
• Exterior features: Irregular lot; Gravel road access

Interior

• Kitchen: Electric cooktop; Refrigerator; Microwave
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $71 ($851/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 $179k (10.4% below list).
• Recommended offer: $179k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.5% in Watertown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#798 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Columbia (town): math 53% / reading 54% proficiency, ranked #25 of 73 in FL (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 143 active listings in the ZIP; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Columbia County population projected to shrink 7% 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 $56k 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 111 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $179,103 (10.4% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.90% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $196,721
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
465 SE Golf Club Ave	0.13mi	3/2.0	1,215 (-3%)	0mo	$175,000	$144	88
208 SE Elm Loop	0.19mi	3/2.0	1,230 (-2%)	7mo	$192,500	$157	82
240 SE Cameron Ter	0.28mi	3/2.0	1,225 (-2%)	5mo	$235,000	$192	78
187 SE Elm Loop	0.19mi	2/2.0 (-1)	1,189 (-5%)	6mo	$202,500	$170	73
201 SE Rosewood Cir	0.29mi	2/2.0 (-1)	1,220 (-3%)	7mo	$187,000	$153	71
345 SE Rosewood Cir	0.15mi	2/2.0 (-1)	1,147 (-8%)	8mo	$234,000	$204	67
367 SE Tribble St	0.22mi	3/1.5	1,103 (-12%)	2mo	$160,000	$145	66
741 SE Rosewood Cir	0.34mi	2/2.0 (-1)	1,193 (-5%)	6mo	$189,000	$158	66
173 SE Jenese Way	0.54mi	2/2.0 (-1)	1,216 (-3%)	0mo	$180,000	$148	64
755 SE Rosewood Cir	0.34mi	2/2.0 (-1)	1,111 (-11%)	4mo	$165,000	$149	57
176 SE Dekle Way	0.54mi	3/1.0	1,390 (+11%)	3mo	$145,000	$104	50
205 SE Tristin Ln	0.61mi	2/2.0 (-1)	1,151 (-8%)	6mo	$210,000	$182	48

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $113,445
• Equity at exit: $180,176

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $330,533
• Equity at exit: $388,556

Cash invested: $56,000 (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 32025

• Home prices YoY: 6.8%
• Active inventory: 143
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $71

Break-even live

Break-even rent $1,701

Max offer price $200,000

Occupancy floor 91%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $200,000 Active 111 DOM
2. 2026-06-18
   days on market $200,000 Active 110 DOM
3. 2026-06-17
   days on market $200,000 Active 109 DOM
4. 2026-06-16
   days on market $200,000 Active 108 DOM
5. 2026-06-15
   days on market $200,000 Active 107 DOM
6. 2026-06-14
   days on market $200,000 Active 105 DOM
7. 2026-06-12
   days on market $200,000 Active 104 DOM
8. 2026-06-09
   days on market $200,000 Active 101 DOM
9. 2026-06-08
   days on market $200,000 Active 100 DOM
10. 2026-06-07
    days on market $200,000 Active 99 DOM
11. 2026-06-05
    days on market $200,000 Active 96 DOM
12. 2026-06-03
    days on market $200,000 Active 95 DOM
13. 2026-06-02
    days on market $200,000 Active 94 DOM
14. 2026-06-01
    days on market $200,000 Active 93 DOM
15. 2026-05-31
    days on market $200,000 Active 92 DOM
16. 2026-05-30
    days on market $200,000 Active 91 DOM
17. 2026-02-28
    listed $200,000 Active
18. 2023-02-22
    listed Active Under Contract 227-char remark

    Show marketing remark (227 chars)

    Great investment opportunity for a first-time home buyer, airbnb or a residential rental. This brick home has 3 bedrooms, 2 bathrooms, and it is conveniently located near restaurants, hospitals, schools, shopping and much more.

19. 2023-02-22
    listed $168,000 227-char remark

    Show marketing remark (227 chars)

    Great investment opportunity for a first-time home buyer, airbnb or a residential rental. This brick home has 3 bedrooms, 2 bathrooms, and it is conveniently located near restaurants, hospitals, schools, shopping and much more.

20. 2023-02-01
    soldstatus $178,000 Closed 227-char remark

    Show marketing remark (227 chars)

    Great investment opportunity for a first-time home buyer, airbnb or a residential rental. This brick home has 3 bedrooms, 2 bathrooms, and it is conveniently located near restaurants, hospitals, schools, shopping and much more.

21. 2005-11-09
    soldstatus $126,700
22. 2002-12-31
    soldstatus $64,000

ⓘ 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: $2,542 · $212/mo
• Projected year-2 tax: $2,542 · $212/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,492
• − Mortgage interest: −$11,203
• − Property taxes: −$2,542
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,818
• Taxable loss: −$2,510
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $1,453/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: Columbia
• NCES district ID: 1200360
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $40,053
• Composite: 44.74/100
• National rank: #2750
• State rank: #25 of 73 in FL

Livability — Watertown

• Score: 60/100
• State rank: #798
• US rank: #18481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Watertown, FL
• County: Columbia County · 40,507 people
• Metro: Lake City, FL
• Population (ZIP): 22,948
• Household income: $55,004
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 754.0

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 68,129 people
• By 2030: 67,501 · -0.9%
• By 2040: 65,465 · -3.9%
• By 2050: 63,058 · -7.4%
• By 2075: 56,291 · -17.4%
• By 2100: 45,243 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Serbian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 2%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+50.2) · D 24.6% · R 74.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -33.8pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+45.2 2016: R+44.5 2012: R+36.7 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.57%
• Current HPI: 276.7253
• Rent YoY: —
• Metro: Lake City, FL
• 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

+212.5% since first listed

6 events — show timeline

• 2026-02-28 Listed $200,000 NFMLS
• 2023-02-22 Listed — NFMLS
• 2023-02-22 Listed $168,000 NFMLS
• 2023-02-01 Sold (MLS) $178,000 NFMLS
• 2005-11-09 Sold (Public Records) $126,700 Public Records
• 2002-12-31 Sold (Public Records) $64,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,542 · +1.0% YoY. Source: county tax records.