228 NW Whitney Gln · Lake City, FL 32055

$240,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 32 Days on market

Built 2018 0.53 ac lot Est $192k · 25% over

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Why this score? — see what drove the F 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
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

What a Find!!! This immaculately well maintained home features a beautiful covered front porch, formal living room, spacious kitchen with food prep island and attached dining area, family room, split floor plan, large owners suite with private bath featuring custom tiled shower, inside laundry room, enormous covered back porch, fenced back yard, 2- car detached carport, detached shed. Located on over a half acre on a dead end road just minutes from town

Key facts

• Covered front porch
• Private bath
• Fenced backyard

Tags

• OPEN KITCHEN
• CENTER ISLAND
• PRIVATE BATH
• COVERED FRONT PORCH
• OVERSIZED COVERED BACK PORCH
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Private well water
• Home design: Manufactured home; Residential property
• Construction: Frame construction; Shingle roof
• Exterior features: Covered patio/porch; Shed(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air
• Interior features: Ceiling fans; Covered porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (35.6% below list).
• Recommended offer: $155k (35.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% 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.
• Zoned schools: Westside Elementary School (math 78% / reading 74%, grade A, #198 of 2,144 statewide, top 10%, 696 students, 50% 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).
• This rent runs 30% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $155k; list at $240k implies a 55% 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,589 (35.6% 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 32 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $191,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 N Dudley Loop	0.57mi	3/2.0	1,620 (+4%)	2mo	$200,000	$123	66

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $110,479
• Equity at exit: $216,211

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $341,111
• Equity at exit: $466,267

Cash invested: $67,200 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$180 /mo · $2,154/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-317

Break-even live

Break-even rent $1,947

Max offer price $184,025

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-249	+0% $-317	+5% $-385	+10% $-453
Rent	-10% $-439	-5% $-378	+0% $-317	+5% $-256	+10% $-195
Rate	-1.0pp $-196	-0.5pp $-256	base $-317	+0.5pp $-379	+1.0pp $-442

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $240,000 Active 32 DOM
2. 2026-06-21
   days on market $240,000 Active 31 DOM
3. 2026-06-19
   days on market $240,000 Active 29 DOM
4. 2026-06-18
   days on market $240,000 Active 28 DOM
5. 2026-06-17
   days on market $240,000 Active 27 DOM
6. 2026-06-16
   days on market $240,000 Active 26 DOM
7. 2026-06-15
   days on market $240,000 Active 25 DOM
8. 2026-06-14
   days on market $240,000 Active 23 DOM
9. 2026-06-12
   days on market $240,000 Active 22 DOM
10. 2026-06-09
    days on market $240,000 Active 19 DOM
11. 2026-06-08
    days on market $240,000 Active 18 DOM
12. 2026-06-07
    days on market $240,000 Active 17 DOM
13. 2026-06-05
    days on market $240,000 Active 14 DOM
14. 2026-06-03
    days on market $240,000 Active 13 DOM
15. 2026-06-02
    days on market $240,000 Active 12 DOM
16. 2026-06-01
    days on market $240,000 Active 11 DOM
17. 2026-05-31
    days on market $240,000 Active 10 DOM
18. 2026-05-30
    days on market $240,000 Active 9 DOM
19. 2026-05-21
    listed $240,000 Active
20. 2026-04-15
    historical 457-char remark

    Show marketing remark (457 chars)

    What a Find!!! This immaculately well maintained home features a beautiful covered front porch, formal living room, spacious kitchen with food prep island and attached dining area, family room, split floor plan, large owners suite with private bath featuring custom tiled shower, inside laundry room, enormous covered back porch, fenced back yard, 2- car detached carport, detached shed. Located on over a half acre on a dead end road just minutes from town

21. 2026-02-03
    price $240,000 457-char remark

    Show marketing remark (457 chars)

    What a Find!!! This immaculately well maintained home features a beautiful covered front porch, formal living room, spacious kitchen with food prep island and attached dining area, family room, split floor plan, large owners suite with private bath featuring custom tiled shower, inside laundry room, enormous covered back porch, fenced back yard, 2- car detached carport, detached shed. Located on over a half acre on a dead end road just minutes from town

22. 2025-10-15
    listed $249,000 Active 457-char remark

    Show marketing remark (457 chars)

    What a Find!!! This immaculately well maintained home features a beautiful covered front porch, formal living room, spacious kitchen with food prep island and attached dining area, family room, split floor plan, large owners suite with private bath featuring custom tiled shower, inside laundry room, enormous covered back porch, fenced back yard, 2- car detached carport, detached shed. Located on over a half acre on a dead end road just minutes from town

23. 2021-06-30
    soldstatus $155,000
24. 2021-06-28
    soldstatus $155,000 338-char remark

    Show marketing remark (338 chars)

    2018 3Bed 2Bath Home on Paved 1/2 acre (MOL) in Branden Estates were you own your own Lot. This home features an open floor plan with an Island Kitchen, tub and shower, his/hers sink, and walk n closets. Great location close to I 75 but still that country feel. The outside comes with a 10x20 deck and vinyl stone skirting, worth a look.

25. 2021-04-29
    listed $159,900 338-char remark

    Show marketing remark (338 chars)

    2018 3Bed 2Bath Home on Paved 1/2 acre (MOL) in Branden Estates were you own your own Lot. This home features an open floor plan with an Island Kitchen, tub and shower, his/hers sink, and walk n closets. Great location close to I 75 but still that country feel. The outside comes with a 10x20 deck and vinyl stone skirting, worth a look.

26. 2005-08-19
    soldstatus $27,500

ⓘ 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: $2,154 · $180/mo
• Projected year-2 tax: $2,154 · $180/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 6 d/yr ≥107°F today · 17 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: $18,551
• − Mortgage interest: −$13,444
• − Property taxes: −$2,154
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$6,982
• Taxable loss: −$8,197
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $-1,835/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): 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

+772.7% since first listed

8 events — show timeline

• 2026-05-21 Listed $240,000 NFMLS
• 2026-04-15 Listing Removed — realMLS
• 2026-02-03 Price Changed $240,000 realMLS
• 2025-10-15 Listed $249,000 realMLS
• 2021-06-30 Sold (Public Records) $155,000 Public Records
• 2021-06-28 Sold (MLS) $155,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-29 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2005-08-19 Sold (Public Records) $27,500 Public Records

Property tax history

+29.9%/yr

Latest (2025): $2,154 · -32.4% YoY. Source: county tax records.