263 SW Dante Ter · Lake City, FL 32024

$258,000

2 bd · 2.0 ba · 1,076 sqft · SingleFamily public records · 36 Days on market

Built 1990 Est $239k · 8% over

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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
• Cash flow +7.3/30.0
• Schools +4.5/10.0
• ARV discount +3.9/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Well built brick home, located in a very quiet neighborhood. Home is ideally suited for the first time home buyer or small family. Conveniently located to I-75, Lake City or Gainesville. Solid floors throughout, either ceramic tile or laminate. Large fenced in back yard with a storage building. This is a home you will want to see!

Key facts

• Almost half an acre
• Mother-in-law suite
• Fenced area

Tags

• MOTHER-IN-LAW SUITE
• NEWER HVAC SYSTEM
• LUXURY VINYL PLANK FLOORING
• ALMOST HALF AN ACRE
• FENCED AREA

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Other utilities
• Home design: Single Family Residence
• Exterior features: No private pool; Residential single-family property

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (34.9% below list).
• Recommended offer: $168k (34.9% 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 $28k of equity ($2k loan paydown + $26k 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 ~$44k 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 ($250k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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 $186k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $167,859 (34.9% 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 36 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.81%
• DSCR: 0.74
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $238,872
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 SW Brandy Way	0.20mi	3/2.0 (+1)	1,127 (+5%)	1mo	$240,000	$213	77
576 SW Dante Ter	0.32mi	3/2.0 (+1)	1,146 (+6%)	10mo	$281,000	$245	61
537 SW Brandy Way	0.29mi	3/2.0 (+1)	1,170 (+9%)	11mo	$242,000	$207	58
420 SW Dante Ter	0.16mi	3/2.0 (+1)	1,170 (+9%)	23mo	$259,900	$222	54

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $118,215
• Equity at exit: $232,427

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $365,547
• Equity at exit: $501,237

Cash invested: $72,240 (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: 12.8×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$1,353
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-349

Break-even live

Break-even rent $2,121

Max offer price $196,265

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $258,000 Active 36 DOM
2. 2026-06-18
   days on market $258,000 Active 35 DOM
3. 2026-06-17
   price $258,000 Active 34 DOM
4. 2026-06-17
   days on market $262,500 Active 34 DOM
5. 2026-06-16
   days on market $262,500 Active 33 DOM
6. 2026-06-15
   days on market $262,500 Active 32 DOM
7. 2026-06-14
   days on market $262,500 Active 30 DOM
8. 2026-06-12
   days on market $262,500 Active 29 DOM
9. 2026-06-09
   days on market $262,500 Active 26 DOM
10. 2026-06-08
    days on market $262,500 Active 25 DOM
11. 2026-06-07
    days on market $262,500 Active 24 DOM
12. 2026-06-05
    pricedays on market $262,500 Active 21 DOM
13. 2026-06-03
    days on market $265,000 Active 20 DOM
14. 2026-06-02
    days on market $265,000 Active 19 DOM
15. 2026-06-01
    days on market $265,000 Active 18 DOM
16. 2026-05-31
    days on market $265,000 Active 17 DOM
17. 2026-05-30
    days on market $265,000 Active 16 DOM
18. 2026-05-14
    listed $265,000 Active
19. 2023-03-07
    soldstatus $186,000
20. 2023-03-06
    soldstatus $186,000 Closed 332-char remark

    Show marketing remark (332 chars)

    Well built brick home, located in a very quiet neighborhood. Home is ideally suited for the first time home buyer or small family. Conveniently located to I-75, Lake City or Gainesville. Solid floors throughout, either ceramic tile or laminate. Large fenced in back yard with a storage building. This is a home you will want to see!

21. 2023-01-25
    soldstatus $186,000 Closed 330-char remark

    Show marketing remark (330 chars)

    Well built brick home, located in a very quiet neighborhood. Home is ideally suited for the first time home buyer or small family. Conveniently located to I-75, Lake City or Gainesville. Solid floors throughout, either ceramic tile or laminate. Large fenced in back yard with storage building. This is a home you will want to see!

22. 2023-01-24
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Well built brick home, located in a very quiet neighborhood. Home is ideally suited for the first time home buyer or small family. Conveniently located to I-75, Lake City or Gainesville. Solid floors throughout, either ceramic tile or laminate. Large fenced in back yard with a storage building. This is a home you will want to see!

23. 2022-12-20
    status Active 330-char remark

    Show marketing remark (332 chars)

    Well built brick home, located in a very quiet neighborhood. Home is ideally suited for the first time home buyer or small family. Conveniently located to I-75, Lake City or Gainesville. Solid floors throughout, either ceramic tile or laminate. Large fenced in back yard with a storage building. This is a home you will want to see!

24. 2022-12-20
    status Active 332-char remark

    Show marketing remark (332 chars)

    Well built brick home, located in a very quiet neighborhood. Home is ideally suited for the first time home buyer or small family. Conveniently located to I-75, Lake City or Gainesville. Solid floors throughout, either ceramic tile or laminate. Large fenced in back yard with a storage building. This is a home you will want to see!

25. 2022-12-10
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Well built brick home, located in a very quiet neighborhood. Home is ideally suited for the first time home buyer or small family. Conveniently located to I-75, Lake City or Gainesville. Solid floors throughout, either ceramic tile or laminate. Large fenced in back yard with a storage building. This is a home you will want to see!

26. 2022-12-01
    listed $200,000 Active 330-char remark

    Show marketing remark (330 chars)

    Well built brick home, located in a very quiet neighborhood. Home is ideally suited for the first time home buyer or small family. Conveniently located to I-75, Lake City or Gainesville. Solid floors throughout, either ceramic tile or laminate. Large fenced in back yard with storage building. This is a home you will want to see!

27. 2022-11-28
    listed $200,000 Active 332-char remark

    Show marketing remark (332 chars)

    Well built brick home, located in a very quiet neighborhood. Home is ideally suited for the first time home buyer or small family. Conveniently located to I-75, Lake City or Gainesville. Solid floors throughout, either ceramic tile or laminate. Large fenced in back yard with a storage building. This is a home you will want to see!

28. 2019-07-29
    soldstatus $118,500
29. 2019-06-23
    soldstatus $118,500
30. 2007-09-05
    soldstatus $115,000
31. 2004-10-04
    soldstatus $83,500
32. 2003-02-06
    soldstatus $76,200
33. 2001-11-27
    soldstatus $67,500

ⓘ 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: $2,581 · $215/mo
• Projected year-2 tax: $2,581 · $215/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 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,143
• − Mortgage interest: −$14,452
• − Property taxes: −$2,581
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$7,505
• Taxable loss: −$8,908
• Est. tax savings @ 24.0%: +$2,138
• After-tax cash flow: $-2,056/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

+292.6% since first listed

16 events — show timeline

• 2026-05-14 Listed $265,000 realMLS
• 2023-03-07 Sold (Public Records) $186,000 Public Records
• 2023-03-06 Sold (MLS) $186,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-25 Sold (MLS) $186,000 NFMLS
• 2023-01-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-20 Relisted — NFMLS
• 2022-12-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-12-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-01 Listed $200,000 NFMLS
• 2022-11-28 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2019-07-29 Sold (Public Records) $118,500 Public Records
• 2019-06-23 Sold (MLS) $118,500 NFMLS
• 2007-09-05 Sold (Public Records) $115,000 Public Records
• 2004-10-04 Sold (Public Records) $83,500 Public Records
• 2003-02-06 Sold (Public Records) $76,200 Public Records
• 2001-11-27 Sold (Public Records) $67,500 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,581 · +2.8% YoY. Source: county tax records.