3575 SW Pinemount Rd · Lake City, FL 32024

$276,000

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 136 Days on market

Built 1966 8.75 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
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.4/10.0

Listing remarks

Three-bedroom, one-bath home situated on 8.75 acres on Pinemount Rd. Built in 1966, this 968 sq ft property includes a separate shed/carport combination and offers plenty of usable land. No flood zone, no deed restrictions, and no HOA. Property is currently tenant-occupied with an active lease in place. Ideal opportunity for those seeking acreage, rental income, or long-term potential.

Key facts

• Active lease
• 8.75 acres
• No flood zone

Tags

• 8.75 ACRES
• NO FLOOD ZONE
• NO DEED RESTRICTIONS
• NO HOA
• TENANT-OCCUPIED
• ACTIVE LEASE

Property features AI

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Single-story residential property
• Exterior features: Shingle roof; Shed(s)

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric cooktop; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $276k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (35.9% below list).
• Recommended offer: $177k (35.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.7% 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.
• Market conditions: 206 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 $30k of equity ($2k loan paydown + $28k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $276k implies a 97% 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; severe 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 $176,918 (35.9% 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 136 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 4.73%
• Cash-on-cash: -5.58%
• DSCR: 0.75
• GRM: 13.0

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $127,363
• Equity at exit: $248,643

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $392,932
• Equity at exit: $536,207

Cash invested: $77,280 (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 32024

• Home prices YoY: 7.6%
• Active inventory: 206
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$1,447
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-359

Break-even live

Break-even rent $2,224

Max offer price $212,517

Occupancy floor —

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: $69,000
• Closing costs: $8,280
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $276,000 Active 136 DOM
2. 2026-06-18
   days on market $276,000 Active 135 DOM
3. 2026-06-17
   days on market $276,000 Active 134 DOM
4. 2026-06-16
   days on market $276,000 Active 133 DOM
5. 2026-06-15
   days on market $276,000 Active 132 DOM
6. 2026-06-14
   days on market $276,000 Active 130 DOM
7. 2026-06-12
   days on market $276,000 Active 129 DOM
8. 2026-06-09
   days on market $276,000 Active 126 DOM
9. 2026-06-08
   days on market $276,000 Active 125 DOM
10. 2026-06-07
    days on market $276,000 Active 124 DOM
11. 2026-06-05
    days on market $276,000 Active 121 DOM
12. 2026-06-03
    days on market $276,000 Active 120 DOM
13. 2026-06-02
    days on market $276,000 Active 119 DOM
14. 2026-06-01
    days on market $276,000 Active 118 DOM
15. 2026-05-31
    days on market $276,000 Active 117 DOM
16. 2026-05-30
    days on market $276,000 Active 116 DOM
17. 2026-04-20
    price $276,000
18. 2026-03-13
    status Active
19. 2026-02-20
    historical Active Under Contract
20. 2026-02-03
    listed $295,000 Active
21. 2022-10-12
    listed $209,000 Active
22. 2021-07-15
    soldstatus $140,000

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $2,336 · $195/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 8/10 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 6/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,230
• − Mortgage interest: −$15,460
• − Property taxes: −$2,336
• − Insurance: −$1,380
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$8,029
• Taxable loss: −$9,372
• Est. tax savings @ 24.0%: +$2,249
• After-tax cash flow: $-2,063/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

• City population: 40,507
• Population (ZIP): 20,644

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Italian 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 8% Vietnamese 1%

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: ▲ 19.05%
• Current HPI: 269.4659
• 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

+97.1% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $276,000 NFMLS
• 2026-03-13 Relisted — NFMLS
• 2026-02-20 Contingent — NFMLS
• 2026-02-03 Listed $295,000 NFMLS
• 2022-10-12 Listed $209,000 NFMLS
• 2021-07-15 Sold (Public Records) $140,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $2,336 · +6.1% YoY. Source: county tax records.