1745 SW Newark Dr · Fort White, FL 32038

$150,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 42 Days on market

Built 1998 0.92 ac lot Est $191k · 22% under $15/mo HOA · 1% of rent

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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 +17.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Investment opportunity currently rented for $1,000 Mo. long term renters 8 + years willing to stay if buyer wants or can leave month to month lease.

Key facts

• 0.92 acre lot
• 3 garage spots
• Built 1998

Property features AI

Finance

• Other: Lot approximately 0.918 acre (about 100x400), zoning A-3
• HOA & community: Homeowners association with an annual fee of $175 (approximately $14.58/month)

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Manufactured home; Residential property
• Construction: Frame construction; Metal roof
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric cooktop; Refrigerator

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$191,136) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $120 ($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 $140k (6.7% below list).
• Recommended offer: $140k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $12k; list at $150k implies a 1150% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,015 (6.7% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $191,136
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1673 SW Central Ter	0.20mi	2/2.0	924 (-12%)	7mo	$45,000	$49	64
417 SW Bumble St	0.61mi	3/2.0 (+1)	1,140 (+8%)	0mo	$240,000	$211	53
287 SW Albany Ter	0.28mi	3/2.0 (+1)	1,188 (+12%)	23mo	$215,000	$181	42
1027 SW Newark Dr	0.71mi	3/2.0 (+1)	1,188 (+12%)	11mo	$55,000	$46	32

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: 26.8%
• Equity multiple: 3.13×
• Total profit: $89,348
• Equity at exit: $135,132

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $257,068
• Equity at exit: $291,417

Cash invested: $42,000 (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 32038

• Home prices YoY: 17.7%
• Active inventory: 110
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$62
• HOA: −$15
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $120

Break-even live

Break-even rent $1,248

Max offer price $150,000

Occupancy floor 86%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 21 events

1. 2026-06-19
   days on market $150,000 Active 42 DOM
2. 2026-06-18
   days on market $150,000 Active 41 DOM
3. 2026-06-17
   days on market $150,000 Active 40 DOM
4. 2026-06-16
   days on market $150,000 Active 39 DOM
5. 2026-06-15
   days on market $150,000 Active 38 DOM
6. 2026-06-14
   days on market $150,000 Active 36 DOM
7. 2026-06-12
   days on market $150,000 Active 35 DOM
8. 2026-06-09
   days on market $150,000 Active 32 DOM
9. 2026-06-08
   days on market $150,000 Active 31 DOM
10. 2026-06-07
    days on market $150,000 Active 30 DOM
11. 2026-06-05
    days on market $150,000 Active 27 DOM
12. 2026-06-03
    days on market $150,000 Active 26 DOM
13. 2026-06-02
    days on market $150,000 Active 25 DOM
14. 2026-06-01
    days on market $150,000 Active 24 DOM
15. 2026-05-31
    days on market $150,000 Active 23 DOM
16. 2026-05-30
    days on market $150,000 Active 22 DOM
17. 2026-05-08
    listed $150,000 Active
18. 2025-09-16
    price $149,900
19. 2025-08-17
    listed $159,900 Active
20. 2010-05-14
    soldstatus $12,000
21. 2005-09-28
    soldstatus $145,000

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $16,802
• − Mortgage interest: −$8,402
• − Property taxes: −$1,460
• − Insurance: −$750
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$180
• − Depreciation: −$4,364
• Taxable loss: −$1,043
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $1,694/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

+3.4% since first listed

5 events — show timeline

• 2026-05-08 Listed $150,000 NFMLS
• 2025-09-16 Price Changed $149,900 NFMLS
• 2025-08-17 Listed $159,900 NFMLS
• 2010-05-14 Sold (Public Records) $12,000 Public Records
• 2005-09-28 Sold (Public Records) $145,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,460 · +2.1% YoY. Source: county tax records.