243 NW Cheswick Dr · Five Points, FL 32055

$125,000

2 bd · 1.0 ba · 954 sqft · Manufactured public records · 350 Days on market

Manufactured home Built 1984 0.59 ac lot ↓ 13% since listing

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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 +13.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * DRASTIC PRICE REDUCTION * * Here's your chance to work where you live! Mobile home updated in 2005. New metal roof installed in 2009. Could be used as an office or living area or both! Property is zoned as industrial/commercial but mobile home is grandfathered in, making this property unique! Nice 40 x 60 metal building with concrete slab floor built in 2009. High ceilings. currently used as a mechanic shop.

Key facts

• New metal roof
• Built in 2009
• Concrete slab floor

Tags

• NEW METAL ROOF
• CONCRETE SLAB FLOOR
• BUILT IN 2009

Property features AI

Exterior

• Parking: 3-car garage
• Home design: Manufactured home; Residential property; 1 story
• Construction: Frame construction
• Exterior features: Chain-link fencing; Metal roof; Workshop on the property

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Single-story home
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater
• Interior features: Wood-burning fireplace; Covered porch/patio

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $3 ($31/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 $96k (23.2% below list).
• Recommended offer: $96k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#830 in FL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, 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: Five Points Elementary School (math 47% / reading 47%, grade D-, #1,191 of 2,144 statewide, top 57%, 400 students, 83% FRL); Columbia High School (math 28% / reading 45%, grade F, #351 of 667 statewide, top 54%, 1,737 students, 50% FRL).
• Market conditions: 144 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 350 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $54k (30%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,940 (23.2% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 10.9

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: 24.3%
• Equity multiple: 2.95×
• Total profit: $68,188
• Equity at exit: $112,610

10-year hold

• IRR: 21.5%
• Equity multiple: 6.73×
• Total profit: $200,571
• Equity at exit: $242,848

Cash invested: $35,000 (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 32055

• Home prices YoY: 24.1%
• Active inventory: 144
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$52
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $3

Break-even live

Break-even rent $956

Max offer price $125,000

Occupancy floor 95%

Sensitivity live

Price	-10% $73	-5% $38	+0% $3	+5% $-33	+10% $-68
Rent	-10% $-73	-5% $-35	+0% $3	+5% $40	+10% $78
Rate	-1.0pp $65	-0.5pp $34	base $3	+0.5pp $-30	+1.0pp $-63

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $125,000 Active 350 DOM
2. 2026-06-21
   days on market $125,000 Active 349 DOM
3. 2026-06-19
   days on market $125,000 Active 347 DOM
4. 2026-06-18
   days on market $125,000 Active 346 DOM
5. 2026-06-17
   days on market $125,000 Active 345 DOM
6. 2026-06-16
   days on market $125,000 Active 344 DOM
7. 2026-06-15
   days on market $125,000 Active 343 DOM
8. 2026-06-14
   days on market $125,000 Active 341 DOM
9. 2026-06-12
   days on market $125,000 Active 340 DOM
10. 2026-06-09
    days on market $125,000 Active 337 DOM
11. 2026-06-08
    days on market $125,000 Active 336 DOM
12. 2026-06-07
    days on market $125,000 Active 335 DOM
13. 2026-06-05
    days on market $125,000 Active 332 DOM
14. 2026-06-03
    days on market $125,000 Active 331 DOM
15. 2026-06-02
    days on market $125,000 Active 330 DOM
16. 2026-06-01
    days on market $125,000 Active 329 DOM
17. 2026-05-31
    days on market $125,000 Active 328 DOM
18. 2026-05-30
    days on market $125,000 Active 327 DOM
19. 2026-03-31
    price $135,000
20. 2025-12-18
    price $159,000
21. 2025-08-26
    price $169,000
22. 2025-07-07
    listed $179,000 Active
23. 2022-06-30
    listed $155,000

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$464/yr (+$39/mo · 80.9%)

ⓘ 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 · 19 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: $11,513
• − Mortgage interest: −$7,002
• − Property taxes: −$573
• − Insurance: −$625
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$3,636
• Taxable loss: −$2,166
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $550/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 — Five Points

• Score: 59/100
• State rank: #830
• US rank: #20313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Five Points, FL
• County: Columbia County · 40,507 people
• Metro: Lake City, FL
• Population (ZIP): 17,559
• Household income: $61,111
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 391.0

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: Majority White (61%)
• Race & ethnicity: White 61% Black 29% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 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: ▲ 67.79%
• Current HPI: 348.8923
• 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

-12.9% since first listed

5 events — show timeline

• 2026-03-31 Price Changed $135,000 NFMLS
• 2025-12-18 Price Changed $159,000 NFMLS
• 2025-08-26 Price Changed $169,000 NFMLS
• 2025-07-07 Listed $179,000 NFMLS
• 2022-06-30 Listed $155,000 NFMLS

Property tax history

+1.4%/yr

Latest (2025): $573 · +638.7% YoY. Source: county tax records.