220 SE Britt Pl · Lake City, FL 32025

$209,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 36 Days on market

Built 2000

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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 +15.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SMALL MOBILE HOME-RESIDENTAL COMMUNITY LOCATED IN LAKE CITY FLORIDA AND COLUMBIA COUNTY. THIS MOBILE HOME SITS ON APPROX. .510 ACRES. LOTS OF SHADE TREES ALL AROUND TO BEAT THE SUMMER HEAT. NEEDS SOME LOVE BUT SURE IS A WAY TO START OUT THE YOUNG OR THE YOUNG AT HEART. ALL OFFERS MUST INCLUDE PROOF OF APPROPRIATE FUNDING FOR THE AS IS CONDITION (NO REPAIRS ALLOWED B4 CLOSING) OR IF CASH, PROOF OF EXISTING CASH FUNDS.

Key facts

• Covered front porch
• New cabinets
• New countertops

Tags

• NEW ROOF
• NEW CABINETS
• NEW COUNTERTOPS
• VINYL PLANK FLOORING
• ENERGY EFFICIENT WINDOWS
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Zoning: AG-3

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Manufactured home; Single-story
• Construction: Frame construction; Shingle roof
• Exterior features: Covered patio/porch; Shed(s); Irregular lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Electric heating; Heat pump; Central air; Ceiling fans
• Interior features: Vaulted ceilings; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $174k (17.2% below list).
• Recommended offer: $174k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.7% in Lake City — 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 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.
• Market conditions: 143 active listings in the ZIP; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $210k implies a 944% 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; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,902 (17.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $100,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 SE Tom Bullock Pl	0.19mi	2/2.0 (-1)	1,064 (-2%)	13mo	$136,500	$128	73
118 SE Stanford Pl	0.12mi	3/2.0	1,176 (+9%)	16mo	$143,500	$122	67
133 SE Rhett Pl	0.41mi	2/2.0 (-1)	1,080 (0%)	22mo	$100,000	$93	58
316 SE Brandon Dr	0.29mi	2/2.0 (-1)	1,216 (+13%)	11mo	$74,800	$62	51
288 SE Suzanne Way	0.19mi	2/2.0 (-1)	1,216 (+13%)	21mo	$83,000	$68	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: 25.7%
• Equity multiple: 3.05×
• Total profit: $120,567
• Equity at exit: $189,095

10-year hold

• IRR: 22.6%
• Equity multiple: 6.95×
• Total profit: $349,907
• Equity at exit: $407,790

Cash invested: $58,772 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $99

Break-even live

Break-even rent $1,613

Max offer price $209,900

Occupancy floor 89%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $209,900 Active 36 DOM
2. 2026-06-18
   days on market $209,900 Active 35 DOM
3. 2026-06-17
   days on market $209,900 Active 34 DOM
4. 2026-06-16
   days on market $209,900 Active 33 DOM
5. 2026-06-15
   days on market $209,900 Active 32 DOM
6. 2026-06-14
   days on market $209,900 Active 30 DOM
7. 2026-06-12
   days on market $209,900 Active 29 DOM
8. 2026-06-09
   days on market $209,900 Active 26 DOM
9. 2026-06-08
   days on market $209,900 Active 25 DOM
10. 2026-06-07
    days on market $209,900 Active 24 DOM
11. 2026-06-05
    days on market $209,900 Active 21 DOM
12. 2026-06-03
    days on market $209,900 Active 20 DOM
13. 2026-06-02
    days on market $209,900 Active 19 DOM
14. 2026-06-01
    days on market $209,900 Active 18 DOM
15. 2026-05-31
    days on market $209,900 Active 17 DOM
16. 2026-05-30
    days on market $209,900 Active 16 DOM
17. 2026-05-14
    listed $209,900 Active
18. 2015-02-23
    soldstatus $20,100 420-char remark

    Show marketing remark (420 chars)

    SMALL MOBILE HOME-RESIDENTAL COMMUNITY LOCATED IN LAKE CITY FLORIDA AND COLUMBIA COUNTY. THIS MOBILE HOME SITS ON APPROX. .510 ACRES. LOTS OF SHADE TREES ALL AROUND TO BEAT THE SUMMER HEAT. NEEDS SOME LOVE BUT SURE IS A WAY TO START OUT THE YOUNG OR THE YOUNG AT HEART. ALL OFFERS MUST INCLUDE PROOF OF APPROPRIATE FUNDING FOR THE AS IS CONDITION (NO REPAIRS ALLOWED B4 CLOSING) OR IF CASH, PROOF OF EXISTING CASH FUNDS.

19. 2006-09-01
    soldstatus $64,500

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$708/yr (+$59/mo · 68.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,868
• − Mortgage interest: −$11,758
• − Property taxes: −$1,035
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$6,106
• Taxable loss: −$2,419
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $1,773/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

+225.4% since first listed

3 events — show timeline

• 2026-05-14 Listed $209,900 NFMLS
• 2015-02-23 Sold (MLS) $20,100 NFMLS
• 2006-09-01 Sold (Public Records) $64,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,035 · +2.6% YoY. Source: county tax records.