189 SW Vann Ct · Lake City, FL 32024

$339,900

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 8 Days on market

Built 2013 0.51 ac lot Est $301k · 13% 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 +6.6/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• DSCR +0.8/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

Wonderful like new home with split floor plan, 3 Bedroom 2 Bath home located in Mayfair Subdivision. Sizeable lot located near town and interstate. Home is a pleasure to show.

Key facts

• Quartz countertops
• Ample cabinetry
• Mayfair subdivision

Tags

• MAYFAIR SUBDIVISION
• HALF AN ACRE
• WELL-APPOINTED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY

Property features AI

Exterior

• Parking: 2-car garage with automatic opener
• Utilities: Private well water
• Home design: Single-story residential home
• Construction: Frame construction; Slab foundation; Built on one level
• Exterior features: Shingle roof; Shed(s); Workshop; Spa/Hot tub

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator; Microwave; Water softener
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Insulated windows; Screened patio/porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-563 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (44.8% below list).
• Recommended offer: $188k (44.8% 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: 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $168k; list at $340k implies a 102% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,601 (44.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.55% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.10%
• DSCR: 0.68
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $300,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 SW Pilots Way	0.07mi	3/2.0	1,483 (-2%)	3mo	$283,000	$191	91
116 SW Lucile Ct	0.14mi	3/2.0	1,592 (+5%)	11mo	$325,000	$204	76
275 SW Woodcrest Dr	0.43mi	3/2.0	1,425 (-6%)	7mo	$285,000	$200	64
313 SW Crest Gln	0.69mi	3/2.0	1,484 (-2%)	2mo	$295,000	$199	63
218 SW Woodview Way	0.53mi	3/2.0	1,600 (+6%)	4mo	$155,000	$97	62
1256 SW County Road 252b	0.54mi	3/2.0	1,400 (-7%)	4mo	$265,000	$189	59
253 SW Edna Ct	0.71mi	3/2.0	1,460 (-3%)	4mo	$289,900	$199	58
268 SW Zierke Dr	0.31mi	3/2.0	1,311 (-13%)	6mo	$280,000	$214	58
425 SW Woodcrest Dr	0.55mi	3/2.0	1,546 (+2%)	16mo	$352,500	$228	57
384 SW Woodcrest Dr	0.56mi	3/2.0	1,425 (-6%)	11mo	$305,000	$214	56
506 SW Kirby Ave	0.68mi	3/2.0	1,568 (+4%)	11mo	$230,000	$147	53
269 SW Edna Ct	0.69mi	3/2.0	1,645 (+9%)	10mo	$299,900	$182	45

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: 19.2%
• Equity multiple: 2.57×
• Total profit: $149,091
• Equity at exit: $306,209

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $466,940
• Equity at exit: $660,351

Cash invested: $95,172 (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: 15.1×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-563

Break-even live

Break-even rent $2,589

Max offer price $240,411

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $339,900 Active 8 DOM
2. 2026-06-18
   days on market $339,900 Active 7 DOM
3. 2026-06-17
   days on market $339,900 Active 6 DOM
4. 2026-06-16
   days on market $339,900 Active 5 DOM
5. 2026-06-15
   days on market $339,900 Active 4 DOM
6. 2026-06-14
   days on market $339,900 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $339,900 Active 1 DOM

ⓘ 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: $1,454 · $121/mo
• Projected year-2 tax: $2,821 · $235/mo
• Expected delta: +$1,368/yr (+$114/mo · 94.1%)

ⓘ 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 · 20 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: $22,512
• − Mortgage interest: −$19,040
• − Property taxes: −$1,454
• − Insurance: −$1,700
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$9,888
• Taxable loss: −$13,171
• Est. tax savings @ 24.0%: +$3,161
• After-tax cash flow: $-3,597/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

+183.2% since first listed

10 events — show timeline

• 2026-06-11 Listed $339,900 NFMLS
• 2026-05-01 Price Changed $339,500 NFMLS
• 2026-03-03 Price Changed $344,900 NFMLS
• 2025-10-24 Price Changed $349,900 NFMLS
• 2025-09-25 Listed $355,000 NFMLS
• 2018-05-07 Sold (Public Records) $168,000 Public Records
• 2018-03-29 Sold (MLS) $168,000 NFMLS
• 2014-03-05 Sold (Public Records) $158,900 Public Records
• 2013-03-05 Sold (Public Records) $14,900 Public Records
• 2006-06-06 Sold (Public Records) $120,000 Public Records

Property tax history

-4.7%/yr

Latest (2025): $1,454 · -0.5% YoY. Source: county tax records.