342 SW Yale Ter · Fort White, FL 32038

$394,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 59 Days on market

Built 2023 1.30 ac lot

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Why this score? — see what drove the B- 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 +22.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rare Turnkey investment opportunity featuring Two fully furnished Airbnb homes situated on a private 1.3-acre lot in Fort White. Located just minutes from Ichetucknee Springs State Park, this property offers a peaceful setting with strong short-term rental appeal and convenient access to outdoor recreation. The main residence is a newly constructed 3-bedroom, 2-bath home with a spacious open layout, modern finishes, and a fully equipped kitchen. Outdoor features include an outdoor shower, covered pavilion/carport area with a grill, fire pit, and outdoor space designed for relaxing and entertaining. The second home is a thoughtfully designed tiny home retreat featuring loft-style sleeping ar

Key facts

• Tiny home retreat
• Fire pit
• Outdoor shower

Tags

• PRIVATE 1.3 ACRE LOT
• OUTDOOR SHOWER
• COVERED PAVILION
• FIRE PIT
• TINY HOME RETREAT
• LOFT STYLE SLEEPING AREAS

Property features AI

Finance

• Other: Irregular lot on approximately 1.3 acres; Zoning: ESA-2

Exterior

• Utilities: Private well water
• Home design: Manufactured home; Residential property
• Construction: Frame construction
• Exterior features: Shingle roof

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $394k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $394k).
• Recommended offer: $382k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 1 comparable units currently listed for rent nearby; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k 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 $110k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $394k implies a 7780% 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; 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 $382,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $223,776
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 SW Futch Pl	0.45mi	3/2.0	1,493 (-1%)	4mo	$230,000	$154	74
5516 SW Ichetucknee Ave	0.41mi	4/2.0 (+1)	1,620 (+7%)	5mo	$405,000	$250	60
387 SW Walnut Pl	0.58mi	3/2.0	1,620 (+7%)	7mo	$170,000	$105	55
1760 SW Spruce Rd	0.52mi	3/2.0	1,612 (+7%)	12mo	$178,000	$110	55
264 SW Walnut Pl	0.45mi	3/2.0	1,564 (+3%)	22mo	$231,500	$148	55

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: 29.7%
• Equity multiple: 3.34×
• Total profit: $257,892
• Equity at exit: $354,946

10-year hold

• IRR: 25.7%
• Equity multiple: 7.57×
• Total profit: $725,142
• Equity at exit: $765,455

Cash invested: $110,320 (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: 8.2×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,066
• Tax from tax record: −$248 /mo · $2,979/yr
• Insurance: −$164
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $681

Break-even live

Break-even rent $3,137

Max offer price $394,000

Occupancy floor 78%

Sensitivity live

Price	-10% $904	-5% $793	+0% $681	+5% $570	+10% $458
Rent	-10% $365	-5% $523	+0% $681	+5% $839	+10% $997
Rate	-1.0pp $880	-0.5pp $782	base $681	+0.5pp $579	+1.0pp $475

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: $98,500
• Closing costs: $11,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2491 SW Daisy Rd Fort White, FL	3.0	2.0	1576	$4,000	$2.54	14d	1	0.85mi

Listing history 19 events

1. 2026-06-19
   days on market $394,000 Active 59 DOM
2. 2026-06-18
   days on market $394,000 Active 58 DOM
3. 2026-06-17
   days on market $394,000 Active 57 DOM
4. 2026-06-16
   days on market $394,000 Active 56 DOM
5. 2026-06-15
   days on market $394,000 Active 55 DOM
6. 2026-06-14
   days on market $394,000 Active 53 DOM
7. 2026-06-12
   pricedays on market $394,000 Active 52 DOM
8. 2026-06-09
   days on market $399,000 Active 49 DOM
9. 2026-06-08
   days on market $399,000 Active 48 DOM
10. 2026-06-07
    days on market $399,000 Active 47 DOM
11. 2026-06-05
    days on market $399,000 Active 44 DOM
12. 2026-06-03
    days on market $399,000 Active 43 DOM
13. 2026-06-02
    days on market $399,000 Active 42 DOM
14. 2026-06-01
    days on market $399,000 Active 41 DOM
15. 2026-05-31
    days on market $399,000 Active 40 DOM
16. 2026-05-30
    days on market $399,000 Active 39 DOM
17. 2026-04-22
    listed $399,000 Active
18. 2002-02-22
    soldstatus $5,000
19. 2000-05-05
    soldstatus $5,500

ⓘ 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: $2,979 · $248/mo
• Projected year-2 tax: $3,270 · $273/mo
• Expected delta: +$291/yr (+$24/mo · 9.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $48,000
• − Mortgage interest: −$22,070
• − Property taxes: −$2,979
• − Insurance: −$1,970
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$11,462
• Taxable income: $1,839
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $7,735/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

+7154.5% since first listed

3 events — show timeline

• 2026-04-22 Listed $399,000 NFMLS
• 2002-02-22 Sold (Public Records) $5,000 Public Records
• 2000-05-05 Sold (Public Records) $5,500 Public Records

Property tax history

+34.0%/yr

Latest (2025): $2,979 · +270.6% YoY. Source: county tax records.