257 SE Becky Ter · Watertown, FL 32025

$245,000

2 bd · 2.0 ba · 1,191 sqft · SingleFamily public records · 123 Days on market

Built 1996 8,276 sqft lot Est $187k · 31% over $75/mo HOA · 5% of rent

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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 +6.9/30.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Updated home in Eastside Village, a 55+ subdivision, where you can spend your retirement years living in this great community here in beautiful North Florida! Home is well cared for and has numerous upgrades and updates. New metal roof was installed in Sept of 2020, recently installed all new vinyl plank flooring, entire home has been freshly painted, all appliances are less than 1 year old, new toilets have been installed, equipped with a luxury walk-in bathtub, new gutters installed and all new custom-made plantation wood blinds for all windows. Home has two bedrooms and two full baths plus a bonus room that could be a third bedroom or study/office. Laundry room is connected to a nice Florida room and out back there is a 10x20 shed and a nice, screened patio, with newly installed screens, to enjoy the nice cool nights. Home is in turn-key condition and the community is the perfect place to retire.

Key facts

• New metal roof
• New plumbing
• 8,276 sq ft lot

Tags

• NEW METAL ROOF
• NEW PLUMBING
• NEW TANKLESS HOT WATER HEATER
• LUXURY VINYL PLANK FLOORING
• CUSTOM WOOD PLANTATION BLINDS
• LUXURY WALK-IN BATHTUB

Property features AI

Finance

• Other: Zoning: RMF-1
• HOA & community: Homeowners association with a $75 monthly fee

Exterior

• Home design: Residential property; Single-story; Slab foundation
• Construction: Metal roof
• Exterior features: Screened patio/porch; Chain link fence; Workshop on property

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (36.1% below list).
• Recommended offer: $156k (36.1% below list) — sets the bar for 1% rule.

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 34% 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 $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $205k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $156,485 (36.1% 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 123 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.54%
• DSCR: 0.71
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $186,987
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
173 SE Jenese Way	0.08mi	2/2.0	1,216 (+2%)	0mo	$180,000	$148	93
741 SE Rosewood Cir	0.14mi	2/2.0	1,193 (+0%)	6mo	$189,000	$158	88
201 SE Rosewood Cir	0.18mi	2/2.0	1,220 (+2%)	7mo	$187,000	$153	82
205 SE Tristin Ln	0.17mi	2/2.0	1,151 (-3%)	6mo	$210,000	$182	81
187 SE Elm Loop	0.30mi	2/2.0	1,189 (-0%)	6mo	$202,500	$170	81
755 SE Rosewood Cir	0.14mi	2/2.0	1,111 (-7%)	4mo	$165,000	$149	79
208 SE Elm Loop	0.28mi	3/2.0 (+1)	1,230 (+3%)	7mo	$192,500	$157	71
465 SE Golf Club Ave	0.45mi	3/2.0 (+1)	1,215 (+2%)	0mo	$175,000	$144	70
734 SE Rosewood Cir	0.17mi	2/2.0	1,017 (-15%)	2mo	$160,000	$157	66
367 SE Tribble St	0.28mi	3/1.5 (+1)	1,103 (-7%)	2mo	$160,000	$145	66
240 SE Cameron Ter	0.73mi	3/2.0 (+1)	1,225 (+3%)	5mo	$235,000	$192	52
158 SE Plant St	0.43mi	3/2.0 (+1)	1,340 (+12%)	8mo	$259,000	$193	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: 19.7%
• Equity multiple: 2.60×
• Total profit: $109,598
• Equity at exit: $220,715

10-year hold

• IRR: 18.0%
• Equity multiple: 5.98×
• Total profit: $341,416
• Equity at exit: $475,981

Cash invested: $68,600 (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: 13.0×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$102
• HOA: −$75
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-374

Break-even live

Break-even rent $2,038

Max offer price $178,965

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-304	+0% $-374	+5% $-443	+10% $-512
Rent	-10% $-497	-5% $-436	+0% $-374	+5% $-312	+10% $-250
Rate	-1.0pp $-250	-0.5pp $-311	base $-374	+0.5pp $-437	+1.0pp $-502

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 27 events

1. 2026-06-19
   days on market $245,000 Active 123 DOM
2. 2026-06-18
   days on market $245,000 Active 122 DOM
3. 2026-06-17
   days on market $245,000 Active 121 DOM
4. 2026-06-16
   days on market $245,000 Active 120 DOM
5. 2026-06-15
   days on market $245,000 Active 119 DOM
6. 2026-06-14
   days on market $245,000 Active 117 DOM
7. 2026-06-12
   days on market $245,000 Active 116 DOM
8. 2026-06-09
   days on market $245,000 Active 113 DOM
9. 2026-06-08
   days on market $245,000 Active 112 DOM
10. 2026-06-07
    days on market $245,000 Active 111 DOM
11. 2026-06-05
    pricedays on market $245,000 Active 108 DOM
12. 2026-06-03
    days on market $250,000 Active 107 DOM
13. 2026-06-02
    days on market $250,000 Active 106 DOM
14. 2026-06-01
    days on market $250,000 Active 105 DOM
15. 2026-05-31
    days on market $250,000 Active 104 DOM
16. 2026-05-30
    days on market $250,000 Active 103 DOM
17. 2026-04-19
    price $250,000
18. 2026-03-09
    price $252,000
19. 2026-02-16
    listed $257,000 Active
20. 2022-11-01
    soldstatus $205,000
21. 2022-10-13
    listed Active Under Contract 912-char remark

    Show marketing remark (912 chars)

    Updated home in Eastside Village, a 55+ subdivision, where you can spend your retirement years living in this great community here in beautiful North Florida! Home is well cared for and has numerous upgrades and updates. New metal roof was installed in Sept of 2020, recently installed all new vinyl plank flooring, entire home has been freshly painted, all appliances are less than 1 year old, new toilets have been installed, equipped with a luxury walk-in bathtub, new gutters installed and all new custom-made plantation wood blinds for all windows. Home has two bedrooms and two full baths plus a bonus room that could be a third bedroom or study/office. Laundry room is connected to a nice Florida room and out back there is a 10x20 shed and a nice, screened patio, with newly installed screens, to enjoy the nice cool nights. Home is in turn-key condition and the community is the perfect place to retire.

22. 2022-08-30
    soldstatus $205,000 Closed 912-char remark

    Show marketing remark (912 chars)

    Updated home in Eastside Village, a 55+ subdivision, where you can spend your retirement years living in this great community here in beautiful North Florida! Home is well cared for and has numerous upgrades and updates. New metal roof was installed in Sept of 2020, recently installed all new vinyl plank flooring, entire home has been freshly painted, all appliances are less than 1 year old, new toilets have been installed, equipped with a luxury walk-in bathtub, new gutters installed and all new custom-made plantation wood blinds for all windows. Home has two bedrooms and two full baths plus a bonus room that could be a third bedroom or study/office. Laundry room is connected to a nice Florida room and out back there is a 10x20 shed and a nice, screened patio, with newly installed screens, to enjoy the nice cool nights. Home is in turn-key condition and the community is the perfect place to retire.

23. 2022-08-28
    listed $219,000 912-char remark

    Show marketing remark (912 chars)

    Updated home in Eastside Village, a 55+ subdivision, where you can spend your retirement years living in this great community here in beautiful North Florida! Home is well cared for and has numerous upgrades and updates. New metal roof was installed in Sept of 2020, recently installed all new vinyl plank flooring, entire home has been freshly painted, all appliances are less than 1 year old, new toilets have been installed, equipped with a luxury walk-in bathtub, new gutters installed and all new custom-made plantation wood blinds for all windows. Home has two bedrooms and two full baths plus a bonus room that could be a third bedroom or study/office. Laundry room is connected to a nice Florida room and out back there is a 10x20 shed and a nice, screened patio, with newly installed screens, to enjoy the nice cool nights. Home is in turn-key condition and the community is the perfect place to retire.

24. 2021-04-23
    soldstatus $139,000
25. 2021-03-18
    soldstatus $139,000 252-char remark

    Show marketing remark (252 chars)

    Wonderful 2 bedroom 2 bath home located in Lake City's premier 55+ community. Home features a spacious living room, eat in kitchen, new metal roof (2020) new appliances, additional room that can be used as an office or bedroom, patio and large workshop

26. 2005-10-26
    soldstatus $107,000
27. 2000-07-17
    soldstatus $53,500

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$256/yr (+$21/mo · 14.4%)

ⓘ 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 6/10 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: $18,778
• − Mortgage interest: −$13,724
• − Property taxes: −$1,778
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − HOA: −$900
• − Depreciation: −$7,127
• Taxable loss: −$8,980
• Est. tax savings @ 24.0%: +$2,155
• After-tax cash flow: $-2,330/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

+367.3% since first listed

11 events — show timeline

• 2026-04-19 Price Changed $250,000 NFMLS
• 2026-03-09 Price Changed $252,000 NFMLS
• 2026-02-16 Listed $257,000 NFMLS
• 2022-11-01 Sold (Public Records) $205,000 Public Records
• 2022-10-13 Listed — NFMLS
• 2022-08-30 Sold (MLS) $205,000 NFMLS
• 2022-08-28 Listed $219,000 NFMLS
• 2021-04-23 Sold (Public Records) $139,000 Public Records
• 2021-03-18 Sold (MLS) $139,000 NFMLS
• 2005-10-26 Sold (Public Records) $107,000 Public Records
• 2000-07-17 Sold (Public Records) $53,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,778 · -0.6% YoY. Source: county tax records.