182 SW Bambi Ln · Lake City, FL 32025

$262,000

3 bd · 2.0 ba · 1,247 sqft · SingleFamily public records · 65 Days on market

Built 2006 0.47 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.6/10.0

Listing remarks

Charming 3-Bedroom Home with Modern Updates on Nearly Half an Acre! Welcome to this beautifully updated 3-bedroom, 2-bath home located in a highly sought-after neighborhood! With a brand-new roof, fresh interior paint, and updated appliances, this move-in-ready property offers comfort, style, and convenience. Step inside to find a spacious and functional layout, including a bright kitchen with modern finishes and a water filtration system. The master suite features a private bath with a large walk-in shower, double vanities, and ample space to unwind. Both bathrooms are tastefully updated for a clean, contemporary feel. Enjoy the outdoors in your fully fenced backyard, perfect for entertain

Key facts

• Updated appliances
• Bright kitchen
• Brand new roof

Tags

• BRAND NEW ROOF
• UPDATED APPLIANCES
• BRIGHT KITCHEN
• WATER FILTRATION SYSTEM
• PRIVATE BATH
• LARGE WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (31.7% below list).
• Recommended offer: $179k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in Lake City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#304 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F, employment 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.
• Zoned schools: Westside Elementary School (math 78% / reading 74%, grade A, #198 of 2,144 statewide, top 10%, 696 students, 50% FRL); Columbia High School (math 28% / reading 45%, grade F, #351 of 667 statewide, top 54%, 1,737 students, 50% FRL).
• Market conditions: 146 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (10%) 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 $179,030 (31.7% 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 65 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.36%
• DSCR: 0.76
• GRM: 12.2

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: 20.5%
• Equity multiple: 2.66×
• Total profit: $121,821
• Equity at exit: $236,030

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $375,113
• Equity at exit: $509,008

Cash invested: $73,360 (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: 146
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$1,374
• Tax from tax record: −$259 /mo · $3,104/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-327

Break-even live

Break-even rent $2,205

Max offer price $204,153

Occupancy floor —

Sensitivity live

Price	-10% $-179	-5% $-253	+0% $-327	+5% $-402	+10% $-476
Rent	-10% $-469	-5% $-398	+0% $-327	+5% $-257	+10% $-186
Rate	-1.0pp $-196	-0.5pp $-261	base $-327	+0.5pp $-395	+1.0pp $-464

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $262,000 Active 65 DOM
2. 2026-06-19
   days on market $262,000 Active 63 DOM
3. 2026-06-18
   days on market $262,000 Active 62 DOM
4. 2026-06-17
   days on market $262,000 Active 61 DOM
5. 2026-06-16
   days on market $262,000 Active 60 DOM
6. 2026-06-15
   days on market $262,000 Active 59 DOM
7. 2026-06-14
   days on market $262,000 Active 57 DOM
8. 2026-06-12
   pricestatusdays on market $262,000 Active 56 DOM
9. 2026-03-19
   status Pending
10. 2026-03-06
    price $269,000
11. 2026-02-19
    price $274,900
12. 2026-02-17
    price $285,000
13. 2026-01-23
    listed $290,000 Active
14. 2025-11-30
    historical
15. 2025-10-23
    price $279,900
16. 2025-10-14
    price $282,000
17. 2025-09-05
    price $287,000
18. 2025-08-27
    price $289,000
19. 2025-08-16
    price $295,900
20. 2025-08-01
    price $299,900
21. 2025-06-09
    price $320,000
22. 2025-05-06
    listed $330,000 Active
23. 2024-04-02
    soldstatus $245,000
24. 2006-08-11
    soldstatus $159,900
25. 2005-07-26
    soldstatus $27,000
26. 2005-06-02
    soldstatus $27,000

ⓘ 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: $3,104 · $259/mo
• Projected year-2 tax: $3,104 · $259/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $21,484
• − Mortgage interest: −$14,676
• − Property taxes: −$3,104
• − Insurance: −$1,310
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$7,622
• Taxable loss: −$8,666
• Est. tax savings @ 24.0%: +$2,080
• After-tax cash flow: $-1,850/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 — Lake City

• Score: 73/100
• State rank: #304
• US rank: #5154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Columbia County · 40,507 people
• City population: 40,507
• 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

+896.3% since first listed

18 events — show timeline

• 2026-03-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $282,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $287,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-16 Price Changed $295,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-02 Sold (MLS) $245,000 NFMLS
• 2006-08-11 Sold (Public Records) $159,900 Public Records
• 2005-07-26 Sold (Public Records) $27,000 Public Records
• 2005-06-02 Sold (Public Records) $27,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,104 · +4.1% YoY. Source: county tax records.