276 NW Battle Hill Ln · Lake City, FL 32055

$264,000

3 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 60 Days on market

Built 2017 0.51 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 +6.4/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Nice wooded lot to build a new home that is accessible to shopping, restaurants, and entertainment.

Key facts

• New range oven
• New refrigerator
• Updated home

Tags

• UPDATED HOME
• NEW REFRIGERATOR
• NEW RANGE OVEN
• NEW RANGE HOOD
• OVERSIZED PRIMARY SUITE
• LARGE WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Pets allowed (cats and dogs)

Exterior

• Utilities: Well water; Septic tank; Electricity connected
• Home design: Residential manufactured home; Double wide; One story; Facing west; Completed condition
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Other foundation
• Exterior features: Exterior lighting; Private mailbox; Other exterior features

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating (and other); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Open floorplan; Thermostat; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $264k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (41.5% below list).
• Recommended offer: $155k (41.5% below list) — sets the bar for 1% rule.

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: 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 $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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $264k implies a 2414% 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 $154,521 (41.5% 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 60 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $175,392
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 NW Lazy Acre Ct	0.20mi	3/2.0	1,782 (-12%)	15mo	$122,000	$68	59
1082 NW Brown Rd	0.33mi	4/2.0 (+1)	1,836 (-9%)	12mo	$160,000	$87	55

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: 19.0%
• Equity multiple: 2.55×
• Total profit: $114,345
• Equity at exit: $237,832

10-year hold

• IRR: 17.5%
• Equity multiple: 5.87×
• Total profit: $359,698
• Equity at exit: $512,894

Cash invested: $73,920 (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: 14.2×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$1,384
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-461

Break-even live

Break-even rent $2,129

Max offer price $182,533

Occupancy floor —

Sensitivity live

Price	-10% $-312	-5% $-386	+0% $-461	+5% $-536	+10% $-611
Rent	-10% $-583	-5% $-522	+0% $-461	+5% $-400	+10% $-339
Rate	-1.0pp $-328	-0.5pp $-394	base $-461	+0.5pp $-530	+1.0pp $-599

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $264,000 Active 60 DOM
2. 2026-06-19
   days on market $264,000 Active 58 DOM
3. 2026-06-18
   days on market $264,000 Active 57 DOM
4. 2026-06-18
   price $264,000 Active 56 DOM
5. 2026-06-17
   days on market $266,000 Active 56 DOM
6. 2026-06-16
   days on market $266,000 Active 55 DOM
7. 2026-06-15
   pricedays on market $266,000 Active 54 DOM
8. 2026-06-14
   days on market $268,000 Active 52 DOM
9. 2026-06-12
   days on market $268,000 Active 51 DOM
10. 2026-06-09
    days on market $268,000 Active 48 DOM
11. 2026-06-09
    price $268,000 Active 47 DOM
12. 2026-06-08
    days on market $270,000 Active 47 DOM
13. 2026-06-07
    days on market $270,000 Active 46 DOM
14. 2026-06-05
    days on market $270,000 Active 43 DOM
15. 2026-06-03
    days on market $270,000 Active 42 DOM
16. 2026-06-02
    days on market $270,000 Active 41 DOM
17. 2026-06-01
    days on market $270,000 Active 40 DOM
18. 2026-05-31
    price $270,000 Active 39 DOM
19. 2026-05-31
    days on market $273,000 Active 39 DOM
20. 2026-05-30
    days on market $273,000 Active 38 DOM
21. 2026-05-19
    price $275,000
22. 2026-05-06
    price $277,000
23. 2026-04-22
    listed $279,000 Active
24. 2017-09-06
    soldstatus $10,500
25. 2017-08-29
    soldstatus $10,500 99-char remark

    Show marketing remark (99 chars)

    Nice wooded lot to build a new home that is accessible to shopping, restaurants, and entertainment.

26. 2017-07-25
    listed $13,000 99-char remark

    Show marketing remark (99 chars)

    Nice wooded lot to build a new home that is accessible to shopping, restaurants, and entertainment.

27. 2008-08-14
    soldstatus $125,000

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $2,249 · $187/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 ≥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: $18,543
• − Mortgage interest: −$14,788
• − Property taxes: −$2,249
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$7,680
• Taxable loss: −$10,462
• Est. tax savings @ 24.0%: +$2,511
• After-tax cash flow: $-3,023/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

+120.0% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $277,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 2017-09-06 Sold (Public Records) $10,500 Public Records
• 2017-08-29 Sold (MLS) $10,500 realMLS
• 2017-07-25 Listed $13,000 realMLS
• 2008-08-14 Sold (Public Records) $125,000 Public Records

Property tax history

+31.8%/yr

Latest (2025): $2,249 · +2.3% YoY. Source: county tax records.