224 SW Newark Dr · Fort White, FL 32038

$274,500

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 248 Days on market

Built 1997 2.66 ac lot Est $238k · 15% over

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Why this score? — see what drove the F 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
• Cash flow +7.4/30.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +0.9/10.0
• ARV discount +0.6/15.0

Listing remarks MLS

Ready for Paradise? This property was rescued only a short time ago and has undergone lots of improvements including, 42K in tree work, Over 100 feet of Double Crushed milled 15ft wide driveway, New well pump, New Air, New 17x12 rear deck. Awesome new water filltration outside and reverse osmosis under sink. After gliding down the world famous Itchetucknee River take a dip in the pool with sand filter. There is also a new Fridge, 10 X 16 lofted shed and a Pergola. 30 amp RV Hookup. Entire property fenced. 3 security cameras, smoke water heat sensors go to security company and dispatch. The home is well maintained. With a nominal annual fee, you will have access to to the lower end of river which connects to Santa Fe River which connects to the Suwannee which connects to Gulf and boat ramp. Must see to appreciate all this perfect home has to offer.

Key facts

• Well pump
• 10x16 lofted shed
• Rear deck

Tags

• FRESHLY PAINTED KITCHEN
• 10X16 LOFTED SHED
• REVERSE OSMOSIS UNDER SINK
• POOL WITH UPGRADED FILTER
• REAR DECK
• WELL PUMP

Property features AI

Finance

• Other: No additional financial or amenity details available
• Financial info: Financial details not provided
• HOA & community: HOA and community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Single-family house; Living area approximately 1620
• Construction: Construction details not provided
• Exterior features: Property sits on a 2.66-acre lot

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom details not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom details not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior feature details available
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $274k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (41.4% below list).
• Recommended offer: $161k (41.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.9% in Fort White — 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 69/100 on livability (#463 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D, 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: 110 active listings in the ZIP; 178 units permitted in Columbia 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)).
• Columbia County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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 248 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $160,940 (41.4% 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 248 days. Have you received any prior offers? Is the seller open to a 41% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.61%
• DSCR: 0.75
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $238,140
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
448 SW Central Ter	0.20mi	3/2.0	1,512 (-7%)	1mo	$180,000	$119	79
843 SW Central Ter	0.57mi	3/2.0	1,560 (-4%)	2mo	$229,900	$147	66
679 SW Nebraska Ter	0.49mi	3/2.0	1,768 (+9%)	15mo	$259,900	$147	50
992 SW Newark Dr	0.73mi	3/2.0	1,836 (+13%)	9mo	$175,000	$95	36

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $126,495
• Equity at exit: $247,291

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $390,211
• Equity at exit: $533,293

Cash invested: $76,860 (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 32038

• Home prices YoY: 17.7%
• Active inventory: 110
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$1,440
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-359

Break-even live

Break-even rent $2,064

Max offer price $211,080

Occupancy floor —

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: $68,625
• Closing costs: $8,235
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $274,500 Active 248 DOM
2. 2026-06-18
   days on market $274,500 Active 247 DOM
3. 2026-06-17
   days on market $274,500 Active 246 DOM
4. 2026-06-16
   days on market $274,500 Active 245 DOM
5. 2026-06-15
   days on market $274,500 Active 244 DOM
6. 2026-06-14
   days on market $274,500 Active 242 DOM
7. 2026-06-12
   days on market $274,500 Active 241 DOM
8. 2026-06-09
   days on market $274,500 Active 238 DOM
9. 2026-06-08
   days on market $274,500 Active 237 DOM
10. 2026-06-07
    days on market $274,500 Active 236 DOM
11. 2026-06-05
    days on market $274,500 Active 233 DOM
12. 2026-06-03
    days on market $274,500 Active 232 DOM
13. 2026-06-02
    days on market $274,500 Active 231 DOM
14. 2026-06-01
    days on market $274,500 Active 230 DOM
15. 2026-05-31
    days on market $274,500 Active 229 DOM
16. 2026-05-30
    days on market $274,500 Active 228 DOM
17. 2026-03-23
    soldstatus $258,000 Closed 859-char remark

    Show marketing remark (859 chars)

    Ready for Paradise? This property was rescued only a short time ago and has undergone lots of improvements including, 42K in tree work, Over 100 feet of Double Crushed milled 15ft wide driveway, New well pump, New Air, New 17x12 rear deck. Awesome new water filltration outside and reverse osmosis under sink. After gliding down the world famous Itchetucknee River take a dip in the pool with sand filter. There is also a new Fridge, 10 X 16 lofted shed and a Pergola. 30 amp RV Hookup. Entire property fenced. 3 security cameras, smoke water heat sensors go to security company and dispatch. The home is well maintained. With a nominal annual fee, you will have access to to the lower end of river which connects to Santa Fe River which connects to the Suwannee which connects to Gulf and boat ramp. Must see to appreciate all this perfect home has to offer.

18. 2026-03-08
    price $270,500 859-char remark

    Show marketing remark (859 chars)

    Ready for Paradise? This property was rescued only a short time ago and has undergone lots of improvements including, 42K in tree work, Over 100 feet of Double Crushed milled 15ft wide driveway, New well pump, New Air, New 17x12 rear deck. Awesome new water filltration outside and reverse osmosis under sink. After gliding down the world famous Itchetucknee River take a dip in the pool with sand filter. There is also a new Fridge, 10 X 16 lofted shed and a Pergola. 30 amp RV Hookup. Entire property fenced. 3 security cameras, smoke water heat sensors go to security company and dispatch. The home is well maintained. With a nominal annual fee, you will have access to to the lower end of river which connects to Santa Fe River which connects to the Suwannee which connects to Gulf and boat ramp. Must see to appreciate all this perfect home has to offer.

19. 2026-02-09
    price $278,900 859-char remark

    Show marketing remark (859 chars)

    Ready for Paradise? This property was rescued only a short time ago and has undergone lots of improvements including, 42K in tree work, Over 100 feet of Double Crushed milled 15ft wide driveway, New well pump, New Air, New 17x12 rear deck. Awesome new water filltration outside and reverse osmosis under sink. After gliding down the world famous Itchetucknee River take a dip in the pool with sand filter. There is also a new Fridge, 10 X 16 lofted shed and a Pergola. 30 amp RV Hookup. Entire property fenced. 3 security cameras, smoke water heat sensors go to security company and dispatch. The home is well maintained. With a nominal annual fee, you will have access to to the lower end of river which connects to Santa Fe River which connects to the Suwannee which connects to Gulf and boat ramp. Must see to appreciate all this perfect home has to offer.

20. 2026-01-05
    price $284,900 859-char remark

    Show marketing remark (859 chars)

    Ready for Paradise? This property was rescued only a short time ago and has undergone lots of improvements including, 42K in tree work, Over 100 feet of Double Crushed milled 15ft wide driveway, New well pump, New Air, New 17x12 rear deck. Awesome new water filltration outside and reverse osmosis under sink. After gliding down the world famous Itchetucknee River take a dip in the pool with sand filter. There is also a new Fridge, 10 X 16 lofted shed and a Pergola. 30 amp RV Hookup. Entire property fenced. 3 security cameras, smoke water heat sensors go to security company and dispatch. The home is well maintained. With a nominal annual fee, you will have access to to the lower end of river which connects to Santa Fe River which connects to the Suwannee which connects to Gulf and boat ramp. Must see to appreciate all this perfect home has to offer.

21. 2025-10-23
    listed $289,000 Active 859-char remark

    Show marketing remark (859 chars)

    Ready for Paradise? This property was rescued only a short time ago and has undergone lots of improvements including, 42K in tree work, Over 100 feet of Double Crushed milled 15ft wide driveway, New well pump, New Air, New 17x12 rear deck. Awesome new water filltration outside and reverse osmosis under sink. After gliding down the world famous Itchetucknee River take a dip in the pool with sand filter. There is also a new Fridge, 10 X 16 lofted shed and a Pergola. 30 amp RV Hookup. Entire property fenced. 3 security cameras, smoke water heat sensors go to security company and dispatch. The home is well maintained. With a nominal annual fee, you will have access to to the lower end of river which connects to Santa Fe River which connects to the Suwannee which connects to Gulf and boat ramp. Must see to appreciate all this perfect home has to offer.

22. 2025-10-14
    listed $274,500 Active
23. 2025-03-25
    soldstatus $210,000
24. 2025-02-04
    status Active 645-char remark

    Show marketing remark (645 chars)

    Immaculate DWMH on 3 lots in Three Rivers Estates! Bring grandma or keep the grandkids close - you can put 2 additional residences on this property! Home features a metal roof, RV Hook-up for family and friends, 3 large bedrooms with WIC's, huge kitchen, generator wired to house, storage shed, dog/child fenced area and beautiful screened porch. This is on a paved road and No Flood Zone! Just around the corner for Hodor Park with POA membership giving residents access to 3 parks on the clear Ichetucknee River, 2 private boat ramps on the Santa Fe River and several parks for member use in Columbia and Suwannee Counties. This is a must see!

25. 2025-02-02
    soldstatus $210,000 Closed 645-char remark

    Show marketing remark (645 chars)

    Immaculate DWMH on 3 lots in Three Rivers Estates! Bring grandma or keep the grandkids close - you can put 2 additional residences on this property! Home features a metal roof, RV Hook-up for family and friends, 3 large bedrooms with WIC's, huge kitchen, generator wired to house, storage shed, dog/child fenced area and beautiful screened porch. This is on a paved road and No Flood Zone! Just around the corner for Hodor Park with POA membership giving residents access to 3 parks on the clear Ichetucknee River, 2 private boat ramps on the Santa Fe River and several parks for member use in Columbia and Suwannee Counties. This is a must see!

26. 2024-08-29
    status Active 645-char remark

    Show marketing remark (645 chars)

    Immaculate DWMH on 3 lots in Three Rivers Estates! Bring grandma or keep the grandkids close - you can put 2 additional residences on this property! Home features a metal roof, RV Hook-up for family and friends, 3 large bedrooms with WIC's, huge kitchen, generator wired to house, storage shed, dog/child fenced area and beautiful screened porch. This is on a paved road and No Flood Zone! Just around the corner for Hodor Park with POA membership giving residents access to 3 parks on the clear Ichetucknee River, 2 private boat ramps on the Santa Fe River and several parks for member use in Columbia and Suwannee Counties. This is a must see!

27. 2024-08-29
    price $225,000 645-char remark

    Show marketing remark (645 chars)

    Immaculate DWMH on 3 lots in Three Rivers Estates! Bring grandma or keep the grandkids close - you can put 2 additional residences on this property! Home features a metal roof, RV Hook-up for family and friends, 3 large bedrooms with WIC's, huge kitchen, generator wired to house, storage shed, dog/child fenced area and beautiful screened porch. This is on a paved road and No Flood Zone! Just around the corner for Hodor Park with POA membership giving residents access to 3 parks on the clear Ichetucknee River, 2 private boat ramps on the Santa Fe River and several parks for member use in Columbia and Suwannee Counties. This is a must see!

28. 2024-07-30
    listed $229,000 Active 645-char remark

    Show marketing remark (645 chars)

    Immaculate DWMH on 3 lots in Three Rivers Estates! Bring grandma or keep the grandkids close - you can put 2 additional residences on this property! Home features a metal roof, RV Hook-up for family and friends, 3 large bedrooms with WIC's, huge kitchen, generator wired to house, storage shed, dog/child fenced area and beautiful screened porch. This is on a paved road and No Flood Zone! Just around the corner for Hodor Park with POA membership giving residents access to 3 parks on the clear Ichetucknee River, 2 private boat ramps on the Santa Fe River and several parks for member use in Columbia and Suwannee Counties. This is a must see!

29. 2003-01-21
    soldstatus $65,000

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $2,278 · $190/mo
• Expected delta: +$1,360/yr (+$113/mo · 148.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,313
• − Mortgage interest: −$15,376
• − Property taxes: −$919
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$7,985
• Taxable loss: −$9,430
• Est. tax savings @ 24.0%: +$2,263
• After-tax cash flow: $-2,045/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 — Fort White

• Score: 69/100
• State rank: #463
• US rank: #8360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,035

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 7% Black 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 57.72%
• Current HPI: 384.5816
• 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

+296.9% since first listed

13 events — show timeline

• 2026-03-23 Sold (MLS) $258,000 NFMLS
• 2026-03-08 Price Changed $270,500 NFMLS
• 2026-02-09 Price Changed $278,900 NFMLS
• 2026-01-05 Price Changed $284,900 NFMLS
• 2025-10-23 Listed $289,000 NFMLS
• 2025-10-14 Listed $274,500 ForSaleByOwner.com
• 2025-03-25 Sold (Public Records) $210,000 Public Records
• 2025-02-04 Relisted — NFMLS
• 2025-02-02 Sold (MLS) $210,000 NFMLS
• 2024-08-29 Relisted — NFMLS
• 2024-08-29 Price Changed $225,000 NFMLS
• 2024-07-30 Listed $229,000 NFMLS
• 2003-01-21 Sold (Public Records) $65,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $919 · -0.8% YoY. Source: county tax records.